What does a property manager do?

If you've never hired a property manager before, it's hard to know what you're actually getting. I hear it all the time: "Do you just find the tenant, or do you handle everything?" So here is a plain-English look at what I do for owners across the Las Vegas Valley, and what you can expect from me along the way.

Before the home is listed

Every good tenancy starts with getting the home ready. I'll walk the property with you or for you, take notes on anything that might slow down leasing, and talk through what could help it show well. I'll also put together a rental analysis based on comparable homes nearby, so the asking rent reflects today's market instead of a guess. If the home is in an HOA community, this is when I'll ask you for the community's rules and regulations (more on that on my HOA rentals page).

Marketing and showings

Once the home is ready, I take care of the listing: photos, a clear description of the property and its features, and syndication to the major rental sites. I answer inquiries, schedule showings and follow up with interested applicants. My goal is to keep things moving so your home doesn't sit longer than it needs to.

Applications and screening

Every applicant goes through the same written screening process, applied consistently, in line with fair housing laws. That typically includes verifying income and rental history and reviewing credit and background reports. Using the same criteria for everyone is fair to applicants and helps protect you as the owner.

Leases, move-in and the paperwork

I prepare the lease using Nevada-compliant forms, collect move-in funds and document the home's condition with a detailed move-in inspection and photos. That record matters later, at move-out, when it's time to compare the home's condition fairly.

Rent collection and accounting

Tenants can pay online through a secure portal. I follow up on late rent promptly and, when needed, follow Nevada's required notice process. You get monthly statements and year-end paperwork for your tax preparer through your own owner portal, available 24/7.

Maintenance and repairs

Tenants submit maintenance requests online, and I coordinate with vetted and licensed vendors, where a license is required. We set your preferences up front: which repairs you want a call about first, and how you'd like true emergencies handled. Desert homes have their own needs, like A/C service before summer and irrigation checks, and I do my best to stay ahead of those so small issues don't turn into big ones.

Inspections, renewals and move-outs

I check in on the property during the lease and share what I see. Before a lease ends, I start the renewal conversation early, since keeping a good tenant usually costs less than turning the home over. When a tenant does move out, I handle the move-out inspection, the deposit accounting under Nevada law, and getting the home ready for the next resident.

What I need from you

• Keys, garage remotes, mailbox and gate access.
• Your HOA's contact information and rules and regulations, if you have them.
• Warranty, appliance and utility details.
• Proof of landlord insurance.
• Your preferences for repairs and communication.

My free owner checklist walks through all of it on one page.

What a property manager can't promise

I'll always be honest with you: no manager can guarantee a rent amount, a move-in date or a problem-free tenancy. What I can promise is effort. I do my best to communicate clearly, respond quickly and treat your home like it matters, because it does. If you're weighing whether to keep your home as a rental, my page on renting instead of selling and my owner FAQ are good next reads.

Frequently asked questions

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