BRAND NEW CLASS

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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!

— Judy

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A day in the life of a Property Manager

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A day in the life of a Property Manager...

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.

 

What do I do? Continue reading “A day in the life of a Property Manager”

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Charging Tenants for Eviction Costs

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Charging Tenants for Eviction Costs

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)?

  Continue reading “Charging Tenants for Eviction Costs”

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Security Deposits and Fair Housing Laws

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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.

Continue reading “Security Deposits and Fair Housing Laws”

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Questions from Property Managers – Renting to Sex Offenders

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This question comes up frequently, and the response might surprise you.

 

Peter writes,

“Can a landlord refuse to rent to a convicted sex offender, and can a homeowners association have rules and regulations prohibiting owner/landlords from renting to sex offenders?”

Continue reading “Questions from Property Managers – Renting to Sex Offenders”

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I Was Going to Write About Bed Bugs

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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.

 

But, speaking only for Nevada, NRS 118A says, in order to be considered “habitable,” a residential rental unit must be “reasonably free of insects” at the time the tenant moves in. Continue reading “I Was Going to Write About Bed Bugs”

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Questions from Property Managers – How can you tell if the tenant is really gone?

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Today’s question comes from one of our faithful readers, a fellow Nevada property manager, and a valued guest contributor, Bob Frenchu. Bob writes:

 

“When do you decide the tenants are out of the property?

 

Let’s say you’ve served a 5-Day Pay or Quit eviction notice. Noon of the fifth day rolls around, the tenants aren’t answering their phone. You drive out to the property to check to see if they’ve moved out of the premises. You knock, get no answer, open the door and find:  Continue reading “Questions from Property Managers – How can you tell if the tenant is really gone?”

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Nevada Legislative Update – Landlord/Tenant Law

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AB226 Becomes Law in Nevada

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.

 

The final bill contains the following new provisionsContinue reading “Nevada Legislative Update – Landlord/Tenant Law”

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Are you Pet Friendly?

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Are you Pet Friendly?

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:

 

About 62% of households in the U.S. have pets

 

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.

 

Pets are good for our health

Continue reading “Are you Pet Friendly?”

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2011 Nevada Legislature – Judy’s Bill Tracking List

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2011 Nevada Legislature

By popular demand…

 

Many of you (property managers, real estate professionals, and other blog subscribers) have requested a list of the bills I’m tracking during the 2011 session of the Nevada Legislature. The complete list follows, with links to the individual bills.  Continue reading “2011 Nevada Legislature – Judy’s Bill Tracking List”

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