Property Management FAQs
Repairs and Maintenance
Tenants make maintenance requests directly to our team. Depending on the nature of the request, a vendor will be requested immediately, or within 1 business day. We take emergencies seriously and have vendors who are happy to work with us as needed.
- Calls Under $500 – It is cheaper, faster and better to fix the problem right away. We will dispatch an appropriate vendor and get the item fixed in a timely manner, then charge the cost to your owner account. Normally, the cost is simply deducted from rent funds. Examples of non-urgent calls may be: broken garbage disposal, broken closet door, minor irrigation leak… things that don’t immediately jeopardize your property or the health and safety of the tenant.
- Non-Urgent Calls Over $500 – We will get a bid from a trusted vendor and request your approval before getting the work done. Depending on cost, we may collect a payment from you up front. Examples of non-urgent calls over $400 may be: major appliances, pool equipment failure… bigger ticket items that don’t immediately jeopardize your property or the health of the tenant.
- Urgent Calls Over $500 – If we can’t reach you immediately, we will make a decision for you. We are required by Nevada law to take care of health and safety issues right away. Examples may include broken pipes, AC failure in summer or heating failure in winter, leaking roof… things that immediately jeopardize your property and/or the health of the tenant. This is not frequent and may never happen to you. If it happens, we take care of it ASAP. Depending on the cost, we may require payment from you before getting the work done.
We do not charge a fee for coordinating maintenance. This is part of our Las Vegas property management service. We do not mark up vendor invoices.
No! Contrary to some folks’ belief, all property managers are not crooks out to rip people off. We have a long list of tried and tested vendors at our disposal, so work gets done efficiently and at a reasonable price.
In addition, we pay vendors quickly upon completion of work, instead of the typical “net30”. This helps us keep costs down, and keeps vendors who are happy to prioritize our service requests. This helps keep your tenants happy, which leads to better tenant retention, and ultimately more profit for you!
No. We have tried this in the past, and it caused many more problems than it was worth. WHEN that cheap handyman or your friend’s cousin’s buddy does a bad job, and a tenant is harmed as a result, that tenant will sue you and us. Our management and professional maintenance team are worth much more than the few bucks you hope to save by using this method. We do not advocate stepping over dollars to save a few dimes.
Probably not. If the main reason you want to use them is price, chances are they are not the best in availability or service quality. We will not let an important repair wait for 1 particular vendor to answer the phone. We reserve the right to choose which vendors we feel are best suited for the job, based on the work needed, availability etc. If a repair is needed immediately, we will use whichever trusted vendor is available asap.
However, if you have a vendor who is a rockstar, we will be happy to test them. If they work out, great! But if they do a poor job, you will have to pay for the correction with one of our trusted vendors. We won’t use a bad vendor more than once. Again, WHEN a cheap handyman fails, the tenants will blame us as well as you. We have a long list of tested vendors who will do the work at a fair price. They give us priority and fair pricing because we use them frequently and we pay quickly. Over time, this will definitely be worth much more to you than the few dollars you hope to save by using someone super cheap.
Probably. If you have recently purchased the property, or if a tenant was recently evicted, brace yourself mentally for a repair list. This is normal and to be expected. If we have already been managing the rental, there may be fewer repairs needed after a new tenant is placed. However, we are not Home Inspectors and some tenants may not report every issue, so there could be something missed. A new tenant will often discover something wrong after living there a few days. It is usually nothing major but it happens. If there are no repair requests within a month after a new tenant moves in, consider yourself lucky! (ha)
If you want to use a home warranty, we strongly recommend that you use our favorite representative at Old Republic to set that up. We will be happy to refer you to her (and no, we don’t get any kick backs for this). Using the right warranty company and the right representative can make the difference between horrible repair service that ends up costing you more, or reasonable service that can actually help minimize your repair costs.
Typically, we do NOT recommend using home warranties for rental properties. Generally, warranty companies are notorious for taking way too long to get repairs done, often requiring multiple visits to the property. They are also notorious for not getting bigger ticket items fixed correctly, if at all.
However, the process goes like this: The tenant calls us and we start a work order. Not all events will be covered by a home warranty. If not, we will send it to one of our trusted vendors for normal repair service. You or your tenant will pay the deductible, depending on lease terms. Each contract is a bit different so please make sure you are clear on the terms. If you have a warranty before we place a tenant, we will need to know this up front so we can handle repairs accordingly.
We may charge a $40 administrative fee to deal with home warranty calls because this takes up a lot of extra staff time. Most home warranties are not recommended, except Old Republic. If you have ever had to deal with a home warranty company taking weeks to get a repair completed, you will understand why we don’t recommend them!
Be advised: If a home warranty company takes too long to fix an item, we will exercise the right to skip the warranty company and get the item repaired at your cost. At that point, you can submit your invoice to the warranty company to see if they will reimburse you. Our real estate and property management licenses require us to ensure necessary items are repaired in a timely manner. Waiting days or weeks for a warranty company to do something will put you and our company at risk. It is our job to protect your property and you, so we won’t wait too long. We will notify you via email if this is happening.
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