Property Management Services

If you are currently under a Property Management agreement with another company, please be sure to terminate the current agreement before entering into a contract with Windermere.

The first step is to prepare and give you a ‘start up package’ that will include all forms and agreements we’ll need to start. At your request, we can certainly mail, fax or email you the forms if that’s more convenient for you. Once all documents are completed and returned, we can get started with listing your property. Be sure to continue making your regular monthly payments such as mortgage, HOA dues, utilities, etc. Once we identify a Tenant for your property, we will coordinate the conversion of utility services. HOA dues, insurance on the structure and mortgage payments will continue to be your responsibility.

FEES

ADVERTISING

People find homes to rent in different ways. Some are referred by neighbors, others drive by and see the sign in the yard –  while others use a Real Estate agent or research online. With the MLS (Multiple Listing Service), rental signs, and internet advertising, you’ll have maximum exposure to reach the people looking to rent. Choosing Windermere to list your property includes complimentary Internet Concierge Service – featuring your listing on over 25 additional websites. Maximizing coverage = maximum viewing by active property seekers!

PETS

The majority of renters have pets. We prefer to advertise that all of our properties will consider pets, so that potential renters are upfront about the pets they have instead of trying to sneak them in later. When we present the potential Tenant to you for approval, we will also discuss any pets with you.  You are never required to accept the application or the pets – simply tell us you’d like to decline the application. If you do accept the Tenant with pets,  an additional pet deposit of $500 will be collected. If damage exceeding the pet deposit occurs, the remainder will be deducted from the security deposit.

SCREENING TENANTS

We want good Tenants just as much as you do – it makes our job easier! It is our goal to obtain the highest qualified Tenant possible for your property. To achieve that goal, we review the applicants profile based on credit history, employment history, rental/Ownership history, current ability to pay the monthly rent in addition to running a background and criminal history check and reported rental/eviction history. We make copies of all identification at the time of application, and final decision on applicant approval is made jointly. We are a fair housing advocate and do not discriminate against any applicant or Tenant based on race, creed, color, religion, national origin, handicap or family status.

THE LEASE

Windermere uses the lease/rental agreement provided by the Greater Las Vegas Association of Realtors®. We always strive to secure at least a one-year commitment on new Tenants. New Tenants are invited to our office to sign the lease, remit deposit, and to go over the lease agreement in detail. The time we spend with the Tenant explaining the lease is very important as it substantially reduces any confusion during the terms of the contract. This time also gives us the opportunity to answer questions and address concerns the Tenant may have. Starting off on the right foot helps us to begin a successful landlord/Tenant relationship. Personal checks, money orders or cashier’s checks will be accepted for deposits and all rental payments. In the event a monthly rental check does not clear, we will no longer accept personal checks from the Tenant to ensure this issue does not occur in the future.

DETERMINING THE BEST RENTAL AMOUNT

We will run a Comparative Market Analysis to determine where the rental market is for properties similar to yours. We will make recommendations and help you to determine the most marketable price point for your rental. Factors such as square footage, location, number of bedrooms/bathrooms and other amenities will establish fair market value in comparison to similar homes currently on the market and those recently rented.

SECURITY DEPOSITS

As additional protection to you, we require a security deposit before a property can be taken off the market. Security deposit amounts can vary based on the monthly rental rate and will be increased when pets are allowed and approved. Proper notice and completion of the lease term is required for the Tenant to be considered for security deposit reimbursement. We will require all personal belongings and trash to be removed from the property at the expiration of the lease. We will compare condition at move out to the condition at move in to determine if any repairs are needed above normal wear and tear and reimburse the security deposit accordingly. A complete security deposit disposition will be completed and forwarded to the Tenant within 30 days of move out per Nevada state law.

COLLECTING RENT

Rent is due on the first day of each month. Because social security and other state checks are not received until the third in most cases – we do allow a grace period until that time. Collection proceedings begin on the fifth of any month rent has not yet been received, leading to possible eviction proceedings. Late rental payments will not be accepted without additional late fees included. In the event eviction processes begin and Tenant makes full payment owed, personal checks will no longer be accepted.

TENANT RETENTION

Our most challenging job as a Property Manager is not managing the property but in managing the Tenants. Good Tenants are the key element to any successful rental property investment. Keeping Tenants happy to ensure the longevity of the Tenant’s occupancy is critical. Friendly staff and availability and quick issue resolution will satisfy a resident more than anything else we can do for them and ask your cooperation in helping us achieve this mission.

MAINTENANCE

We understand your need as a landlord to be kept informed of your property’s condition. We will do our best to contact you as per your instructions and for the level of issues requested. On emergency maintenance issues, we will use our best judgment on making repairs over your specified authorized amount. Emergency maintenance includes but is not limited to loss of A/C or heat, water damage, main drain stoppage, electrical problems or those that put Tenants safety at risk. Most emergency repairs can be fixed at the time of the service call, and others will require replacement of larger items. There is a wide range of honest and reasonably priced maintenance technicians for every area of repair your property may need and we always maintain a ‘preferred’ provider listing. Prior to major repairs, we will contact the builder or home warranty company if applicable. Prompt attention to maintenance items keeps Tenants smiling and will prevent minor problems from turning into larger ones down the road.

INSURANCE

We require all homeowners to maintain “Owner, Landlord and Tenant” insurance. Your policy should name Windermere Anthem Hills as an additional insured and your liability coverage must be at $500,000 minimum. This is considered the minimum standard for an investor/landlord. This coverage will protect you, the Tenant, and us against a wide range of losses caused by unintentional hazards or unsafe conditions on your property. Your insurance company should be able to provide all information regarding this type of coverage and answer any questions you may have. Additionally, we will require all Tenants to have renter’s insurance and to indemnify and hold harmless Windermere Anthem Hills, your Property Manager and you during any damage or theft to personal items that may occur.

INSPECTIONS

At the time of move-in and move out, there is a complete written inspection of the property with the Tenant.  Additional internal inspections of the property may occur during the lease term as warranted or as requested within reason according to Nevada state law.  An external inspection of the property will occur at least one time during each Tenant lease term. The property will be marketed after it is inspected and in an acceptable rental condition with all repairs and cleaning completed as deemed by the Property Manager.

MISC

Windermere Anthem Hills and your Property Manager and not responsible for nor will we enforce any commitment made by and between the property Owner and Tenant if Property Manager is not present or the agreement is not in writing and signed by the Owner and Tenant.

Windermere Anthem Hills is a full service Real Estate Brokerage firm. In addition to Property Management, we also specialize in investment properties and the acquisition and disposition of properties and I would be happy to assist you with any home purchase, sale or rental needs.