Henderson and Las Vegas Residential Property Management Articles

Fall is in the air! Now is the time to prepare for colder temperatures!

With cooler temperatures setting in, it is now the perfect time to get a little bit of fall time maintenance taken care off! Here are our top 5:

1. Tune up your heating system: While turning on your heater may be a distant thought, cooler temperatures are really, not so distant. Now is the time to test your heating system out and make sure it starts and runs after being off for many months. Keep in mind that the first time you turn on your heater you will have a burning smell as the dust that has settled burns off. It is also advisable to hire a qualified HVAC technician to check all components so your not stuck in the cold when you need the heater most!

2. Protect your anti siphon valve: Your anti siphon valve, located on the side of your home with a pressure regulator at the top, connects with your landscaping and keeps water from siphoning back into your clean water supply. Now is the time to visit your home improvement store to insulate the valve and pressure regulator. Valves that have no insulation can crack and create a substantial leak when temperatures drop down to freezing during winter.

3. Protect your water spigots: As with the anti siphon valve, it is good to insulate the water spigot valve. Home improvement stores carry special covers to keep freezing air from damaging the spigot. Save yourself from an unexpected water leak!

4. Change out door seals: Door seals wear out over time. Check to see if you see any gaps or light between the door and the outside. If so, pick up a roll of door seal to replace. This way, you can keep bugs out and save on your power and gas bill by keeping warm air in!

5. Gutters and yard maintenance: Though most homes in the desert don’t have gutters, some do. If you have gutters and large trees surrounding your homes, such as pine or a leaf dropping tree, be sure to check your gutters and get them cleaned to keep water moving during a storm. Even if you don’t have gutters, be sure to clean leaves from your landscaping regularly as they fall to prevent an unsightly yard and a potential HOA violation.

Enjoy fall and all that comes with it (such as pumpkin latte’s and pumpkin pie) and stay ahead with these fall maintenance tips!

Contributed by Nicklin Property Management.

Crime seems to be everywhere, no matter where you live. Even guarded and gated neighborhoods are subject to it. As a result, a whole industry exists that manufacture and promote burglar deterrents. Of course, it would be ideal if we could all purchase a complete home alarm system, camera’s to record every angle of our home and possibly even metal shutters to cover our doors and windows. The reality is, though, that many burglar deterrents are costly, beyond the budget of many. So, what are some cost effective measures to deter burglars from your home? Here are 5:

1. LIGHTS AROUND YOUR HOUSE: Many homes have their lights completely turned off at night. This allows the cover of night to conceal those with less than desirable intentions. What can you do? Try to keep your home lit during the night. Do you have porch lights next to your garage? A light next to your front door? Or a light in your backyard or on a balcony? How can you make sure to keep those lights on during the night efficiently? You might want to consider leaving certain lights on during the night, such as the ones by your garage. Look into dusk to dawn sensors that can plug right into your light socket. You can keep the switch for the lights on all the time and the lights will turn on automatically when darkness falls. Or you can look into light bulbs that have built in dusk to dawn and motion sensors. You might even decide to replace a light fixture with one of these features. The idea is to keep the area around your house lit or have measures in place to light it up when needed.  Of course, don’t forget energy efficient light bulbs for these!

2. SECURITY DOOR: Your local hardware store will have a variety of security doors on display. These add an additional layer of protection to your front door and even a sliding glass door. They come in many designs and varying price ranges, though many are cost effective. You can also make sure that your existing door does not have a loose dead bolt or handle, tightening those as needed. Additionally, consider replacing the screws for the latches in the door frame with longer screws that can grab well into the wood framing, adding more security to your front door.

3. SMART DOORBELLS: Many are starting to install smart doorbells, which have a built in camera and connect to your phone or other electronic device. These devices are within a reasonable price range. They can activate and begin recording even before the button is pressed and notify you that someone is at the front door.  They record the activity that is within the area of your front door as well, just in case you need to access it later.

4. DUMMY CAMERAS: If you are looking for a very low cost deterrent, look into dummy cameras. These don’t do anything but look very comparable to a real, recording camera. It may be just enough to deter someone.

5. SIGNS AND STICKERS: This is yet another very cost effective deterrent. Signs and stickers for an alarm at the home can be very useful, as it notifies everyone of the potential for an active alarm system, even when no alarm is present!

Being proactive and vigilant is the best way to protect your home. While no way is completely proof, putting in place certain measures, depending on your budget, can reduce your risk of dealing with a burglary. Be safe!

Contributed by Nicklin Property Management.

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.