Nicklin Property Management manages single family homes, condominiums, town homes, high rise units and small apartment buildings for some 1000 homeowners and investors. We provide powerful marketing solutions to lease your home quickly to a qualified tenant and first-class property management services, designed to make your property exceed expectations. Explore our property management services below. Request a no obligation management proposal.
We begin by discussing your investment goals and expectations. In this way, we can be better prepared to effectively manage your property and address any concerns or questions you might have. To get started, we would need to obtain some initial paperwork, which includes:
- Our Property Management Agreement Packet
- Direct Deposit Form with Copy of Voided Check
- Homeowner’s Insurance Policy
- W-9 Form
- Copy of your driver’s license
- House keys, garage remotes, community access fobs, etc.
During this stage, we help establish a competitive rental range for you so you can maximize your income while attracting a qualified tenant. We also discuss topics such as pets, solar power, pools etc.
Initial Set Up
Once the initial paperwork is completed and received, we start by completing a thorough walk through of your property before placing it on the rental market. We obtain photographs and make appropriate notes about the home, such as dimensions, upgrades and unique features pertaining to your property and community. We begin preparing a rental listing that will stand out and attract a qualified tenant. The walk through will also enable us to view the condition of the home and make appropriate recommendations, if necessary. We test all appliances, toilets, faucets, light fixtures and your air conditioning and heating system. In this way, you can attract a qualified tenant who appreciates a property in great condition and will maintain it to that standard.
We advertise your property on today’s top marketing sites, including the local Las Vegas Multiple Listing Service, Realtor.com, Zillow, Trulia and AHRN (Military Relocation Site – Nellis AFB). We have found these sites to be highly effective in attracting tenants quickly. Additionally, our property managers are available 7 days per week to coordinate showings with a vast network of Realtors we work with. In this way, showings happen quickly and you don’t lose out on a tenant unnecessarily. The local MLS allows your property to be viewed by over 10,000+ licensed Realtors throughout Las Vegas and Henderson. Along with the MLS, we install electronic lockboxes on each available property, allowing Realtors to easily coordinate a showing. Access via lockbox is only available to licensed Realtors, who are registered electronically when making a showing.
Tenant screening is one of the most critical aspects of managing a property right. We put great emphasis on this part of the process to make sure you get the perfect tenant. All applicants undergo a credit, background and rental history check as well as employment / income verification. Based on this criteria, we will make an honest recommendation to you and obtain your feedback. Final approval is up to each client.
Nicklin Property Management abides by all state and federal fair housing laws and ethical standards.
Detailed property inspections are completed periodically at your rental property. You receive a copy of them as soon as they are completed. We perform a move in and move out walk-through at every property we manage through our skilled field agents. These walk through inspections provide a detailed look at the property through both written notations and numerous supporting photographs. This report provides you with solid documentation to hold a tenant responsible for repairs they may have caused. Additionally, periodic inspections are also completed while the tenant occupies the property. We check for general cleanliness, water leaks, landscape maintenance, damage and general wear and tear. This helps us provide you with a comprehensive report and address issues in a timely fashion. Your property will be looked after diligently.
We provide tenants with numerous options to pay their rent on time. Automatic drafts, online credit card payments, cash cards (cash loaded cards to make rent payments through thousands of retailers),checks and money orders are all available options for tenants to pay rent each month. As a result, over 95% of tenants pay their rent on time. Rent is due on the 1st of each month (or following business day if the first falls on a weekend or holiday). We verify that all rent checks and payments process before releasing funds.
Even with the best qualified tenant, evictions may happen. Though they are seldom and rare, amounting to less than 1% of our properties annually, we handle all late notices, proceedings and court appearances on your behalf as part of our service. We follow Nevada law to expedite the process and minimize lost rent. We complete most evictions within 30 days of non payment.
We coordinate routine and emergency repairs on your rental property, during business hours and after. Our maintenance team is experienced and qualified to coordinate any and all maintenance issues that may arise. We have a network of skilled maintenance contractors and repair pros to save you money on repairs. We also work with home warranty providers and insurance companies, coordinating claims with insurance agents and adjusters. We never up charge invoices for routine repairs. And we hold tenants responsible for minor maintenance – such as changing AC filters and light bulbs. When a tenant moves out, we inspect the property, hold tenants responsible for repairs beyond wear and tear and coordinate any maintenance needed.
Bookkeeping & Accounting
We provide easy to understand monthly account statements and initiate timely, monthly electronic rent payments to our clients. We also process and pay vendor invoices, home warranty deductibles and pool and landscape bills. These are documented on your monthly statement and copies of all invoices / bills are provided for your review. Year end 1099 and profit and loss statements are sent each year as well. Though seldom and rare, late payment notices and eviction coordination is included in our service.
Many of the properties we manage are in HOA managed communities, with strict rules and regulations designed to maintain your homes value. All tenants are provided with a copy of the rules and regulations for the community prior to signing the lease and expected to comply. In the event of non compliance, we resolve HOA violations, attend board hearings and communicate with the HOA management company on your behalf as part of our service. We also communicate with the tenants to ensure that any and all HOA violations are resolved.
Tenants are responsible for paying utility bills at your property. Utility services (power, gas, water, sewer & trash) are handled through our office on your behalf. This includes initial turn on, transfer and bill pay. We verify that tenants have transferred all appropriate utilities in a timely fashion and separately bill tenants for utilities that are non-transferable (depending on where your property is located in the Las Vegas valley). We are also experienced with solar power to ensure that it is paid regularly.
What You Can Expect From Us
We are a forward thinking, success driven company