Henderson and Las Vegas Residential Property Management Articles

Many landlord’s understand the importance of keeping a well maintained home. It attracts well qualified tenants and preserves the home into the future. However, when repairs do come up, many landlord’s face the daunting decision of which repairs to complete. Decisions are usually based on the cost of the repair. Are there repairs that should be done sooner than later? Absolutely! Here are five of them and the consequences of not acting diligently in completing them:

1. WATER LEAK: Whether your toilet, sink, garbage disposal, tub or roof is leaking water, you will want to repair a water leak quickly with no delay! An active leak can cause serious damage. A roof leak can create havoc for the attic space and ceiling of your home, causing expensive repairs. Running water inside the house can damage cabinets, floors, drywall and create mold quickly – within 72 hours! An unresolved leak can make your property uninhabitable, leading to costly repairs and lack of rental income.

2. HVAC: The air conditioning and heating system is an important part of your property. When it fails, it can become difficult for a tenant to live in the home, especially during the summer or winter months. When left unresolved, the home can be deemed uninhabitable, leading to lost rent.

3. IRRIGATION ISSUES: While not necessarily a habitability issue, irrigation issues can lead to the vegetation and grass dying, especially during summer. Failing to repair it correctly or replace a malfunctioning irrigation clock can cause issues and problems fairly quickly. This can lead to costly replacement of shrubs and trees. It is best to have irrigation issues repaired quickly.

4. FLOORING ISSUES: Loose tiles or worn out flooring, such carpet pulling away from tack strips, can pose safety issues. Loose tiles can lead to a tripping hazard while exposed tack strips can poke someone in the feet. It is best to hire a professional to look at the issue and resolve it.

5. EXTERIOR: Worn paint on the exterior, such as fascia boards, can cause premature rotting of those boards, leading to replacement. Large cracks in the stucco or lack of seal around windows can allow water to penetrate, leading to damages. It is best to seal those areas and apply paint to preserve your home and keep it in good shape for years to come.

So, be maintenance smart! Preserve your property. Be a proactive landlord.

Contributed by Nicklin Property Management.

Without water trickling from under a door or from the ceiling above, detecting a leak can be challenging, even for a pro. What can you do if your water bill is unusually high without a logical explanation, such as additional people staying at your home? Be sure to check for a leak using some basic skills and know how! Here are some suggestions to help you verify if you might have a leak:

1. Main line water leak: Turn off the water inside your home at faucets and valves. Ensure there is no one using the bathroom or running water somewhere around the house. Then, check your water meter at the street. If your meter is spinning, this may indicate a water leak from your main water line, somewhere under your front yard or possibly under your slab. Be sure to call your property manager or a leak detection company right away to verify.

2. If you notice your carpet is wet along a wall and perhaps the baseboards in the area feel a little moist, without anyone spilling anything in that location, you may want to investigate further. A pipe behind a wall may have developed a small leak.

3. Discolored vinyl: Is the vinyl around your toilet developing a purple or other dark stain? This may be indicative of your toilet’s wax seal leaking and sending water under your vinyl floor. It may be a good idea to remove the toilet and install a new wax seal.

4. Stain in the ceiling: This one is usually fairly obvious: a dark or yellow stain developing in the ceiling may indicate either a roof leak, pipe leak or the condensate pan/pipe leaking from your AC unit. While this type of leak may not increase your water bill, it can get expensive if ignored! Be sure to investigate to determine what the source is and fix right away.

A water leak can cause mold within 72 hours, so the faster you find a leak and fix it, the simpler and less expensive it will be.

Contributed by Nicklin Property Management – 702-903-HOME.

We have all seen that house – it looks good as you drive by, as you pull into the driveway and no doubt even looks good when looking out the windows. Its the house everyone notices in the neighborhood and if it should ever sell, it will no doubt fly off the market.

This house has excellent curb appeal! Tastefully designed landscaping surrounded by a well maintained house that can be seen clearly from the street. Most of us want that type of house, however, few of us achieve it. What can you do to bring curb appeal to your home, even if your not selling or renting it? The improvements can be fairly simple!

1. Prune trees: When a tree starts off in a small 5 gallon bucket and is planted, it is overpowered by the rest of the landscaping and house. However, fast forward 5 or 10 years, and that tree probably has grown considerably. Even if it’s not the largest tree, branches have probably grown in different directions and may make the tree look somewhat irregular. Be sure to look at the tree from the street / sidewalk and see what branches may need to be trimmed back some to keep the tree looking neat and clean and have a more uniform look.

2. Trim plants and bushes: We’re all excited to see our plants grow, however, if not trimmed back, they can overpower the house and look unkempt. This will lead to a messy look around your house. Be sure to trim plants and bushes on a regular basis. If there are too many plants that are over crowding your planter bed, you may want to consider removing some. A simpler landscape has more curb appeal.

3. Painting your house: With each year, the exterior paint wears more and more. Run off from rain water from the roof of your house coupled with the strong desert sun leads to stains. You can touch these stains up by matching some paint at your local hardware store. Simply grab a cable or phone cover plate on the exterior of your home and have it paint matched. You can then touch up the stains and even caulk and paint any cracks around your house.

4. Light fixtures: Older light fixtures, such as porch lights or ceiling lights by an entry can date a house as well. Adding newer, modern brushed nickel or bronze lights can really push your house into the 21st century and give you good curb appeal.

5. Garage driveway: Every garage driveway gets tire and oil stains. Be sure to buy the appropriate cleaners to keep your driveway looking sharp.

These 5 steps can give you the curb appeal you want. You will have pride of ownership or if your thinking about selling or renting, you can maximize your profits!

For more helpful information, view all of our blog posts and be sure to follow us on Facebook.

Contributed by Nicklin Property Management.

That time of year in the desert has come. Monsoon season! For those unfamiliar with monsoon season, it is simply the time when sub tropical moisture comes up into the desert southwest, mixes with the hot daytime temperatures and creates some pretty spectacular thunderstorms, with heavy rains and wind. So, what should you keep in mind now that we are into the monsoon season?

1. Be safe! Stay inside during a thunderstorm to avoid lightning and the potential for hail. Keep your pets safe as well during this time.

2. If you have a roof leak, now is the time to address it. A small leak can turn into a big problem and cause significant property damage.

3. Check the drainage around your home. If you notice an area in your landscaping that is pooling, adjust the grade or contact a qualified vendor to assist you.

4. During consecutive days of rain fall, you might be able to turn your sprinkler clock off, as the rain water should be enough to water your plants and grass. Don’t forget to turn it back on when the rain stops!

Be monsoon season conscious and be proactive during this season!

Contributed by Nicklin Property Management

Senate Bill 151, which passed and took effect July 1, 2019, is making some noteworthy changes to landlord tenant law. What are those changes? Here are a few that pertain specifically to residential rentals:

1. Increase to pay or quit timeline from 5 full days to 7 judicial days
2. Requires the constable to post a notice for a tenant no earlier than 24 hours after the order
3. Increases the time the constable has to remove the tenant in default from no earlier than 24 hours after posting the notice to no later than 36 hours.
4. Maximum late fees that can be charged to a tenant are reduced to 5% of monthly rent

As a landlord, it is important to conform to these changes – to know what the law states. This includes making sure leases are correctly written and following the process as outlined. Staying up to date is the trademark of a knowledgeable landlord, who looks to keep their property operating efficiently, in good repair and compliant.

Stay in the know with Nicklin Property Management.

Source: https://www.leg.state.nv.us/App/NELIS/REL/80th2019/Bill/6188/Overview

Contributed by Nicklin Property Management.

Whether a tenant moves out because their lease expired or other means, personal items, including furniture, may be left behind. Before you throw out the items left behind, viewing them as abandoned or unwanted, it’s best to check to see what Nevada law states! As a matter of fact, Nevada law discusses this type of situation clearly under Nevada Revised Statute 118A.460 with the heading “Procedure for disposal of personal property abandoned or left on premises.”

The law states:

1.  The landlord may dispose of personal property abandoned on the premises by a former tenant or left on the premises after eviction of the tenant without incurring civil or criminal liability in the following manner:

(a) The landlord shall reasonably provide for the safe storage of the property for 30 days after the abandonment or eviction or the end of the rental period and may charge and collect the reasonable and actual costs of inventory, moving and storage before releasing the property to the tenant or his or her authorized representative rightfully claiming the property within that period. The landlord is liable to the tenant only for the landlord’s negligent or wrongful acts in storing the property.

(b) After the expiration of the 30-day period, the landlord may dispose of the property and recover his or her reasonable costs out of the property or the value thereof if the landlord has made reasonable efforts to locate the tenant, has notified the tenant in writing of his or her intention to dispose of the property and 14 days have elapsed since the notice was given to the tenant. The notice must be mailed to the tenant at the tenant’s present address, and if that address is unknown, then at the tenant’s last known address.

This process allows for sufficient time for a tenant to claim their items.  The appropriate time allowance and notice of disposal needs to be provided by the landlord. So, be sure to follow Nevada law and save yourself from liability!

NRS source: https://www.leg.state.nv.us/NRS/NRS-118A.html#NRS118ASec450

Contributed by Nicklin Property Management.

One of the greatest fears of owning a rental property for most homeowners is the fear of an eviction. And rightly so! An eviction usually means unpaid rent, possible damages to a home and the task of navigating the legal system to complete it. It leaves many owners flustered and upset. So, here are a few helpful tips about evictions to alleviate the fear and be in the know! Knowledge of the process can help you deal with this situation and take the necessary and appropriate steps.

  1. Nevada makes it illegal for a landlord to use “self-help evictions” to carry out an eviction. This means that a landlord cannot take an eviction into their own hands, changing out the locks without the involvement of the Court, the Sheriff or the Constable. And a landlord cannot try to force a tenant off of the property by making living conditions “unbearable.”
  2. All evictions must begin with a notice. There are different notices to choose from, depending on the situation. Non payment of rent, for example, requires a 5 day pay or quit notice to be served. If there is a nuisance at the property by the tenant, a 3 day notice describing the nuisance must be served. If a tenant fails to comply, a second notice must be served, known as a 5 day Notice to quit for unlawful detainer. There are also notices for lease violations that must be adhered to. Ultimately, a notice based on your circumstances must be chosen, as outlined in Nevada law. The constable may serve the notice, the landlord or a process server can be hired.
  3. To evict a squatter from the home, the correct notice must be served as well!
  4. Once the notice is served and the appropriate amount of time has elapsed without resolution, a complaint of summary eviction must be filed with the Justice Court. Once this is approved by the court, the constable will become involved to complete the lock out. During this process, you will receive forms and instructions to successfully complete an eviction.

Of course, keep in mind that this is simply a summary. Situations will vary. Notices vary. And the length of time will vary to successfully complete an eviction. If you need assistance, be sure to seek legal advice.

Above source information: http://www.clarkcountynv.gov/constable/lasvegas/Pages/EvictionProcess.aspx

Contributed by Nicklin Property Management

For professional property management, contact us at 702-903-HOME.