On Thursday, June 20th, I’ll be teaching a new property management class for the first time in Reno, NV. The class is called “Rental Application Scoring.” The topic is very timely, given the push toward transparency in property management’s approach to tenant screening.
Here’s what we cover in this 3-hour class…
Understanding today’s renter
Pre-screening rental prospects
Renter Qualification Criteria
HUD Rules – Criminal history, domestic violence, limited English proficiency
Objective rental application scoring techniques
Offsetting risk, and adverse action
Class will be held from 1:00 to 4:00 PM at the offices of Ticor Title on Kietzke Lane in Reno. Please let me know if you’d like to attend!
This one came in from a Facebook friend, and fellow property manager. It’s a situation that occurs more frequently than you might imagine, so I’ll share it with you for your feedback.
“I had to do a lock-out eviction on a tenant who owes about $2,000 in back rent. She is the only tenant on the lease, although she has allowed other people to live there. We have possession of the property now, but there’s an issue with personal property. Everyone who has ever lived there is claiming ownership of some of the property. None of them were ever on our lease. The tenant who was named on the lease states that none of the property is hers, and she doesn’t care what I do with it.
This question came in from a property manager last week, and is one that arises rather frequently among residential property managers in Nevada.
The story goes something like this…
It’s the 5th of the month, and the tenant hasn’t paid rent. The property manager assesses late charges, and warns the tenant that he faces eviction if the rent’s not paid by the close of business. On the morning of the 6th, seeing that the rent is still unpaid, the property manager serves an eviction notice for non-payment of rent. The tenant now has five “judicial days” to pay the rent or be evicted from the dwelling. On the 7th day of the month, the tenant comes into the office with the full amount of rent and accrued late charges.
Can the property manager refuse to stop the eviction, pending the tenant’s payment of eviction costs (filing fees and/or charges for serving the notice)?
A few days ago, I participated in a discussion around security deposits. The issue at hand was whether a landlord (property manager) could increase a security deposit for a single tenant, and not run afoul of fair housing laws. I maintain that YES, in Nevada, you can charge different deposit amounts for different tenants.
After all, everyone else has. And, there are a bunch of good articles out there on the subject. I have read many of them, and I suggest you do the same. After all, what do I know? I’m not a pest control expert. All I can tell you is this; I’ve gotten 3 emails in the last week about existing bedbug problems – all of them in the Reno-Sparks area. I have to conclude, bed bugs are a problem in Reno-Sparks rental properties, just as they are in many other locations throughout the United States. Bed bugs seem to be more prevalent in multifamily properties, than they are in single family. Makes sense, doesn’t it? You know, adjoining walls, and such…
But, I’m not writing about bed bugs, because, I really want to write about something else. And, besides, I’m no expert. I don’t have a pest control license.
Nevada’s AB 226 made its way through both the Assembly and Senate, is now enrolled and approved by Governor Sandoval. This change in landlord/tenant law becomes effective October 1, 2011.
Originally, the bill was written to afford foreclosure protections to tenants in short-sale properties, and to lengthen the time (from 24 to 48 hours) before a lockout could occur in an eviction. These two provisions were stripped from the bill via a significant amendment on the Assembly side.
In a quick review of our local CraigsList rental ads, the term “no pets” is a common refrain. My wholly unscientific poll on these ads places the “no pets” policy at a ratio of about 50% of the total number of ads. As a long-time Nevada Property Manager, I fail to see the logic in a “no pets” policy. Here’s why:
This is reason #1 for me, supporting a pet-friendly policy. No matter how you slice it, a “no pets” statement in your rental ad immediately eliminates over half your potential market. Are vacancies a problem in your management portfolio? Allowing pets will certainly help to bring occupancy levels up.