Las Vegas Rental Property Owner FAQs

What types of rental properties do you manage?

Rice Real Estate & Property Management provides full-service management for long-term residential rentals throughout the Las Vegas Valley . We primarily manage detached single-family rental homes in Las Vegas, Henderson , Summerlin , and surrounding communities. Selected townhomes and condominiums are also managed as long-term residential rentals.

Property location, condition, rent range, Resident status, HOA requirements, and the Owner’s goals are reviewed before a new management relationship is accepted.

What types of owners do you work best with?

Rice Real Estate & Property Management works best with homeowners, accidental landlords, out-of-state owners, and real estate investors who want organized communication, careful documentation, consistent follow-through, and long-term protection of the rental property.

The best fit is an owner who wants the property managed carefully, not simply leased as quickly as possible.

Is full-service property management worth it for an owner with one rental property?

It can be. Owners with one rental property often have much of their personal and financial exposure concentrated in a single home. Full-service management can be valuable when the owner wants consistent tenant screening, documented communication, maintenance coordination, accounting, inspections, lease administration, and local follow-through without personally managing each issue.

The decision depends on the property’s condition, rent, distance from the owner, available time, tolerance for interruptions, and the level of oversight the owner expects.

What responsibilities does the owner retain after hiring Rice Real Estate & Property Management?

The owner remains responsible for property-level decisions and expenses, including maintaining adequate insurance, funding repairs and reserves, paying the mortgage, property taxes, HOA assessments, and owner-billed utilities, and approving non-emergency work above the maintenance authorization limit.

Rice Real Estate & Property Management handles the day-to-day management process, communicates recommendations and material issues, maintains records, and coordinates follow-through. The owner remains involved when a decision affects the property’s condition, cost, legal exposure, or long-term investment plan.

What are your property management fees?

Rice Real Estate & Property Management charges an 8% monthly management fee on rent collected, a 25% leasing fee when a new tenant is placed, and a 10% renewal fee when an existing resident renews the lease.

Review the complete fee structure, included services, and current terms on the Pricing and Services page .

What is included in full-service property management?

Services include rental pricing guidance, marketing, showing coordination, applicant communication, tenant screening, lease preparation, rent collection, Resident communication, maintenance coordination, HOA notice follow-through, rental-home condition documentation and Quality Assurance visits, lease renewals, Owner accounting, property documentation, and online Owner Portal access.

Review the complete management scope and included services on the Pricing and Services page .

Do I need landlord insurance?

Yes. Owners need a landlord insurance policy with liability coverage that satisfies the management agreement and the risks associated with the property.

Properties with a private pool, unusual equipment, or other increased liability exposure may require additional coverage or safety conditions before Rice Real Estate & Property Management accepts the property for management.

Owners should confirm the policy requirements and exclusions directly with their insurance carrier.

What property management software do you use?

Rice Real Estate & Property Management uses Buildium for owner accounting, resident ledgers, maintenance records, lease activity, statements, invoices, and secure online owner portal access.

Current owners can securely access property records through the Owner Portal from a desktop or mobile device.

What does rent-ready mean?

A rent-ready property is clean, safe, functional, and ready for a qualified applicant to accept in its current condition. Paint, flooring, appliances, blinds, locks, plumbing, HVAC, smoke and carbon monoxide detectors, landscaping, and other visible systems should be complete before marketing begins.

Applicants make decisions based on what they can see today. Promises that repairs or cleaning will be completed later rarely create the same confidence as a finished property.

How is the recommended rental price determined?

Rice Real Estate & Property Management reviews property condition, location, current competing rentals, recent leasing activity, seasonality, tenant demand, and the owner’s timing before recommending a rental price.

The owner makes the final rental-price decision. Rice Real Estate & Property Management explains how pricing above or below the recommended range may affect leasing time, vacancy, and applicant activity.

How is my rental property marketed?

Marketing may include professional advertising photos, online rental advertising, showing coordination, applicant communication, and distribution through the rental-listing systems used by Rice Real Estate & Property Management.

Marketing works best when the home is rent-ready and priced within the recommended rental range before it is published.

How long does it usually take to lease a rental home?

Homes managed by Rice Real Estate & Property Management often lease in approximately 14 to 21 days when they are rent-ready and priced within the recommended range.

Actual leasing time depends on price, condition, location, property type, season, nearby competition, and current tenant demand.

How are rental applicants screened?

Rice Real Estate & Property Management uses a multi-part applicant review process that includes published Rental Criteria , TransUnion SmartMove, supporting-document and rental-history review, financial qualification, adult-occupant screening, and human review. Qualification under the published Rental Criteria occurs before the documented 21-point comparative scoring process, which applies to eligible complete application files. Background and eviction information are reviewed separately from the 21-point score as permitted by current policy and law.

Review the complete Owner-facing applicant review process on the Tenant Screening page.

Who selects the tenant?

Rice Real Estate & Property Management evaluates and approves applicants under the published Rental Criteria and documented screening process. The applicant decision cannot be based on an owner’s personal preference or any standard that would conflict with fair housing requirements.

The owner can establish lawful property policies, such as whether household pets will be considered, before the property is marketed.

What happens when multiple applicants qualify?

Rice Real Estate & Property Management first determines which complete applications satisfy the published Rental Criteria. When more than one application qualifies, the documented 21-point scoring process may be used to compare the approved files and determine which applicant is offered the property first.

This creates a consistent decision record instead of relying on an informal or subjective choice.

Do I have to allow household pets?

No. The property owner makes the final decision about whether household pets are allowed. Rice Real Estate & Property Management can manage a property with a no-pet policy, a pet-friendly policy, or reasonable written pet restrictions based on the property and the owner’s preferences.

Rice Real Estate & Property Management generally recommends that owners consider qualified household pets because some of the strongest prospective residents have a dog or cat. A blanket no-pet policy may unnecessarily reduce the qualified applicant pool.

Pet-friendly does not mean automatic approval. When household pets are considered, Rice Real Estate & Property Management applies its written Pet Policy , pet and animal documentation, lease requirements, insurance requirements, applicable deposits and fees, and the Pet Damage Guarantee . A documented bite history must be disclosed and reviewed as part of the individual household-pet approval process. The review may result in approval, approval with additional requirements, or denial.

Service animals and other assistance animals are not treated as household pets. Reasonable accommodation requests are reviewed separately under applicable fair housing requirements.

Who pays the HOA dues, trash, and sewer charges?

Under Rice Real Estate & Property Management’s standard management structure, the property owner pays the HOA assessments and the property-billed trash and sewer charges.

These expenses remain owner operating costs, but they are considered when Rice Real Estate & Property Management evaluates the property and recommends an appropriate rental price.

Rice Real Estate & Property Management does not normally separate these owner-paid expenses into additional mandatory monthly charges billed to the resident.

Can recurring property expenses simply be added to the rent?

Recurring expenses are part of the owner’s operating-cost analysis, but the rental market determines what an applicant is willing to pay for the property.

A higher HOA assessment, sewer bill, or property expense does not automatically mean the market will support an equal rent increase. Rice Real Estate & Property Management compares the home with competing rentals before recommending a price.

What does MTPR mean?

MTPR is commonly used locally as shorthand for the maximum total amount of periodic rent.

Nevada law requires references to rent under a written rental agreement to state a single figure representing the maximum total amount of periodic rent. That figure includes mandatory recurring fees charged to the resident in addition to base rent, subject to limited statutory exceptions for certain utility charges.

The purpose is to give the resident a clearer view of the recurring rent obligation instead of advertising a lower base rent and adding separate mandatory monthly charges later.

Did Nevada AB 121 establish rent control?

No. AB 121 addresses how rent and mandatory recurring fees are presented, along with certain payment-method and application-fee requirements. It does not establish a statewide rental-rate cap.

For owners working with Rice Real Estate & Property Management, the practical issue is accurate lease drafting and transparent disclosure of recurring resident charges.

How does the dedicated HOA department handle violation notices?

Rice Real Estate & Property Management has a dedicated HOA department within our company that creates a tracked case for each notice, records the exact violation and deadline, determines responsibility, and manages the required response process.

Resident-responsibility matters are addressed with the resident. Owner-responsibility matters are communicated to the owner when a decision, approval, repair, or expense requires attention. The department also tracks correction evidence, extension requests, architectural-review requirements, association responses, and closure status.

See how our dedicated HOA department handles violation notices from receipt through documented closure.

Who is responsible for landscaping?

Lease responsibilities generally assign routine landscaping care to the resident. Owner responsibilities typically include irrigation-system repairs, palm trimming, and tree trimming above 8 feet.

Property-specific responsibilities are documented in the lease so the owner and resident understand which work belongs to each party.

Who pays for maintenance and repairs?

Owners are generally responsible for repairs involving normal wear, habitability, aging property systems, and conditions that are not caused by Resident misuse or negligence.

Residents may be responsible for verified damage and for minor maintenance obligations assigned to them under the lease.

Do you mark up maintenance invoices?

No. Rice Real Estate & Property Management does not add a maintenance markup or maintenance coordination fee to third-party vendor invoices.

Owners receive supporting invoice information through the Owner accounting and portal records.

How are routine maintenance requests handled?

Residents submit maintenance requests through the Resident Center. Rice Real Estate & Property Management reviews the request, gathers additional information, performs reasonable troubleshooting, and assigns the work to an appropriate independent vendor when service is needed.

Owner approval is obtained when required by the management agreement, the cost or scope of the work, or the circumstances. Emergency or time-sensitive conditions may require more immediate action to protect the property, address safety, or maintain habitability.

See the complete rental property maintenance coordination process , including troubleshooting, vendor coordination, repair-versus-replacement decisions, Owner involvement, cost control, and repair follow-through.

How are emergency repairs handled?

Emergency issues receive priority. Examples may include an active water leak, HVAC failure during extreme temperatures, an electrical hazard, fire or flood damage, a gas concern, loss of essential services, or an unsecured exterior opening.

Rice Real Estate & Property Management may authorize emergency work beyond the normal maintenance limit when immediate action is reasonably necessary to protect the property, address safety, or maintain habitability.

What happens when a Resident damages the property?

Rice Real Estate & Property Management documents the condition, reviews the cause, and determines whether the repair is an Owner responsibility, normal wear, or a Resident charge under the lease.

When supported by the lease and available evidence, Resident-caused damage may be charged to the Resident or applied against the security deposit after move-out. The Owner may still need to fund an immediate repair while responsibility or collection is being resolved.

How are maintenance vendors selected?

Rice Real Estate & Property Management uses independent third-party vendors based on the work required, prior performance, responsiveness, availability, pricing, and documentation.

When licensed work is required, Rice Real Estate & Property Management uses an appropriately licensed contractor.

Do you manage rental properties with private pools?

Rice Real Estate & Property Management may accept a property with a private pool on a case-by-case basis. The property must have a dedicated pool fence barrier before the home can be accepted for management.

Pool properties may also require additional safety measures, maintenance arrangements, insurance review, and higher liability coverage.

How is the rental property monitored and documented during a tenancy?

Rice Real Estate & Property Management documents rental-home condition before, during, and after a tenancy. Detailed move-in and move-out documentation may include photographs, video, condition records, repair history, and other supporting documentation.

During the tenancy, Rice Real Estate & Property Management typically performs one to two interior Quality Assurance visits each year, with additional visits when property conditions, maintenance concerns, HOA issues, Resident concerns, Owner requests, or other circumstances warrant follow-up.

Quality Assurance visits review visible and accessible conditions and are property-management condition reviews. They do not replace an inspection performed by an appropriately licensed or certified specialist.

When are owner funds distributed?

Owner draws are generally sent by EFT direct deposit between the 1st and 10th of the month.

Timing depends on collected rent, available property funds, reserve requirements, pending expenses, returned payments, and any open accounting items.

The receiving bank may require additional processing time after Rice Real Estate & Property Management submits the EFT.

What accounting information will I receive?

Monthly owner statements are generally emailed on the 15th and remain available through the owner portal.

Statements show property income and expenses for the reporting period. Supporting invoices, receipts, maintenance records, and other property documents are also retained in the owner’s records when applicable.

Can I review my property information online?

Yes. Owners receive secure access through the Owner Portal to financial statements, invoices, property records, maintenance activity, inspection information, lease documents, and other management records associated with the rental property.

Who will communicate with me about my rental property?

Heidi Rice, broker and lead property manager, communicates directly with owners about important property decisions, approvals, repairs, lease renewals, HOA matters, resident concerns, and other issues requiring owner attention.

Owners can communicate with Heidi by phone, text, email, or WhatsApp. Routine statements, invoices, inspection reports, maintenance activity, and other property records are also organized in the owner portal.

Learn more about direct access, decision-making, and documented property updates on the Owner Communication page .

When does lease-renewal planning begin?

Rice Real Estate & Property Management generally begins reviewing a lease renewal approximately 90 days before the current lease expires.

The review may include current rent, market conditions, resident performance, property concerns, owner goals, notice requirements, and the terms that should be offered for the next lease period.

Can you take over a property that already has a tenant?

Yes. Rice Real Estate & Property Management can review a rental property that already has a tenant or is currently managed by another company.

The transition depends on the current management agreement, lease, tenant ledger, security deposit records, property condition, maintenance history, HOA information, and the documents available from the owner or prior manager.

Rice Real Estate & Property Management reviews the situation before confirming whether the property and existing tenancy are a good fit for management.