1. WHO OWNS THE HOMES?We lease or own each home. For the leased homes, we have permission from the owners to sub-let them as short term rentals. We do all the management ourselves. No major company or property manager to deal with! These homes are not for sale and are not in danger of being foreclosed - you will not be forced to move before you are ready because of a sale or foreclosure!
We sometimes also advertise a limited number of properties owned by others who we can put you in touch with, and we help them out occasionally. We have personally inspected each of these other properties and know they are quality homes.
If you have a furnished home you would like to list for rent on our website, contact us for more information. We can't help you manage a property completely, but we can advertise it, and give you referrals and helpful hints.
2. WHAT IS THE APPLICATION PROCESS?First, you need to call, text, or email us to make sure the property you are interested in is available. We update the website on a regular basis, but sometimes properties have recently been reserved and we may not have had time to update the website. We will send you a quote explaining all fees and deposits. If you are in Las Vegas, we can make an appointment to show you the house or condo if it is vacant (we do not inconvenience our current tenants by showing properties which are occupied). If the property is not vacant, feel free to drive by the property and check out the neighborhood. We can also meet you there and show you around the community, and we could visit the community pool, gym, clubhouse, etc. (if they have one).
When you are ready to reserve the home of your choice, complete the Rental Registration Form and email or fax it to us. We may require additional inormation once we have reviewed your information.
When you reserve a property, we will collect a $500 holding deposit, which is transferred to the move in amount when you move into the home. On the day you move in, you will be required to pay the balance of the security deposit, cleaning/set-up fee, any pet fees, and the first month rent in cash or a cashier's check. You may also pay by credit card, with a 3% service fee added. Some companies require you to pay in full weeks before you arrive, but not us.
3. WHAT IF I DON'T HAVE PERFECT CREDIT OR EMPLOYMENT HISTORY?We understand that times are difficult and people may have various credit problems. We are mainly concerned that you will be able to pay the rent, fees, and security deposit during the short time that you are renting from us. We include the utilities in your rent, so you avoid having to go through separate credit checks and put down expensive deposits with each utility company, which can run over $300 total.
Unfortunately, we have had several bad tenants who we have had to evict for non-payment after their first month, so we do need to verify your identity and ensure that you have the ability to pay your rent on time and in full.
4. IS THERE A CLEANING FEE OR OTHER FEES? Yes, there is a one-time Cleaning and Set-Up Fee. The fee is charged up front for a specified number of hours that it normally takes to do a routine cleaning for the size of a particular home. If you have not been cleaning the home on a regular basis, it will take longer for us to clean it, and you will be charged accordingly. Any extra cleaning needed may be taken out of the Security Deposit. The fee is actually only a portion of what it costs us to prepare the home for the next tenant. There is also a separate pet fee, depending on breed and size. Experience has shown us that most people do not have the skills necessary to do a “move-out” cleaning well enough to meet the requirements of a new tenant. While most people know how to clean their own home on a daily or weekly basis, a thorough move-out cleaning is very detailed and time consuming, therefore, we cannot waive the cleaning fee. The fee also covers administrative fees that involve setting up the home and taking inventory.
The fee also covers the cost of a start-up supply cleaning materials, paper goods, and other items that we keep in the home for your use during your stay. That includes essential items such as cleaning supplies, soap, toilet paper, tissues, paper towels, trash bags, light bulbs, etc. You won't need to rush out to buy these items when you first arrive. We expect you to clean the home on a regular basis during your stay, so we provide you with enough basic cleaning supplies to last at least one month. You will need to purchase more paper goods, laundry supplies, dishwashing supplies, and personal products for your use during your stay, but we provide enough to get you started.
5. CAN YOU PROVIDE A CLEANING SERVICE DURING OUR STAY? Yes, for an additional fee. Price will depend on size of house or condo, the number of people living there, what services you want, and how often you want the service.
6. HOW MUCH IS THE SECURITY DEPOSIT? WHEN IS IT REFUNDED? We generally charge $500 to $1,000 as a refundable security deposit, depending on the size of the home. We also charge an extra pet deposit fee, depending on what type, size, and age of pet you have. Providing no damage is present, the house is in the same condition as it was when you rented it (except for normal wear and tear), and you have paid your rent and any fees up to date, the security deposit will be refunded to you. Nevada law requires that Landlords return security deposits within 30 days, but we are usually able to do so within 15 days. We cannot give you back the security deposit at the time of departure because we must do a very thorough check of the property while cleaning it after your departure, and we must ensure that there are no pending HOA violations that may be issued because of the Tenant's actions.
7. ARE ALL UTILITIES INCLUDED?Yes, we include the utilities for all rentals. There is a cap on the gas and electric, depending on the size of the home, but it is a very generous allowance and people rarely exceed it. If you rent for longer than 12 months, you may choose to pay your own utilities, at a discounted rent amount. We provide satellite or cable TV, and you can pay the difference in the rate for additional channels and movies if you desire. We also provide high-speed wireless Internet service. Many of the homes also have local telephone service. We also provide for trash removal, landscaping, pool service, and pest control as needed.
8. WHAT IF I WON'T BE MOVING TO LAS VEGAS RIGHT AWAY?In order to reserve a home, we will need to collect a non-refundable $500 holding deposit, which is applied to your total when you move into the home. This is because once you have made the commitment, we will no longer market the property for rent at that time, and would be turning away any potential tenants. If you cancel prior to 30 days before your arrival date, we will refund you the deposit, minus a $100 cancellation fee. Also, we generally cannot hold the property vacant for you for longer than 1 or 2 weeks without collecting any rent, unless the timing is right for when the current tenant would be leaving and you would be moving in. We still have expenses during that time that need to be met, so we cannot leave it vacant for extended periods of time.
9. WHAT ARE THE CHECK-IN AND CHECK-OUT TIMES? We ask that you check in between 3:00 and 7:00 PM and check out between 8:00 AM and noon. Sometimes we have tenants checking in right after you leave, and we have to prepare the property immediately for their move in. If you need different times, check with us to see if we can accommodate you. There may be an additional fee, depending on how much time you need. If you are driving to Las Vegas and may be arriving late at night, if you pay in full in advance, we can leave the key in a lock box or provide you with a code for the electronic lock on the door or garage.
10. HOW DO WE GET THE KEYS TO THE PROPERTY? We like to meet all our tenants at the property when they check in. Unless you have paid in full in advance, that is when we will collect the balance of the security deposit, first month’s rent, and other fees. See above section for check-in and check-out times and sections 13-15 for payment instructions.. We will show you around the property and explain any special features or instructions. If it is in a community, we will show you where the pool and other amenities are. Please plan on at least 30 minutes for this process.
11. DO YOU ALLOW PETS? Yes, most of our homes will allow pets, but some of the condo homeowners associations have weight limit restrictions(20-30 pounds). We do not allow puppies, and your pet must be fully trained (no teething on the woodwork or accidents on the rugs or furniture). Pets are not allowed on the furniture, so if your pet has a habit of jumping or sleeping on furniture, we ask you to cover the furniture and beds with your own blankets. You will need to pick up your pet's waste on a regular basis. Depending on how much your pet shedsand how long you rent with us, you may need to pay to have the carpets cleaned. We will charge an extra pet deposit and cleaning fee, depending on what type of pet you have. Please do not expect to be able to work 12 hour shifts or be gone for extended periods of time if you have a dog. No dog can be expected to "hold it" for that long and accidents are bound to happen.
12. DO YOU ALLOW SMOKING? NO! All of our homes are non-smoking. If you smoke cigarettes, you will need to step outside to smoke; however, you would need to be cognizant of the smell on clothing, which could carry to upholstery and linens. Like non-smoking hotel rooms, if we find evidence of smoking inside the home after you move out, you would be assessed a $250 cleaning and deodorizing fee, plus the cost of any damages. If we find evidence of smoking while you are living there, you would be in violation of the Rental Agreement and could be evicted. This prohibition applies to ALL types of smoking, including vaping.
Marijuana usage is not allowed anywhere on the property or in the Community. Nevada law allows the use of marijuana only in private homes where the owner has given permission for guests to use it. The owners of the homes that we rent have NOT given permission for the use of marijuana. Although it is legal in Nevada, marijuana consumption is still illegal by Federal Law, and therefore insurance companies do not provide coverage for any damage caused as a result of the use of marijuana.
13. CAN I PAY BY CREDIT CARD? YES! You may pay by calling us and providing us with your credit card number, or we can send you an invoice with a link directly to the credit card company. You will need to add a 3% service fee for all credit card transactions. Because of problems collecting on certain PayPal accounts, we no longer accept that type of payment.
14. CAN I PAY BY PERSONAL CHECK? No, sorry. Personal checks take 8 days to clear your account. We cannot turn way other potential tenants while waiting for your check to clear. If you do not want to pay by credit card, you can over-night mail a bank check or money order to us, or wire (or online transfer) the payment to our bank account (you will be responsible for any bank or wire fees). You may also do a direct deposit to our account at a Wells Fargo branch office. Ask us for details. If you will be with us for several months, you can pay by check after the first month, but you would need to submit the check 8 days in advance of when your rent is due.
15. CAN I PAY BY COMPANY CHECK? There are many factors to consider, so call us to discuss this. Checks take 8 days to clear your account. We cannot turn way other potential tenants while waiting for your check to clear. You can over-night mail a bank check or money order to us, or wire (or online transfer) the payment to our bank account at Wells Fargo (you will be responsible for any bank or wire fees). If you are an established company, we may be able to accommodate other arranagements.
16. ARE POOLS OPEN ALL YEAR? No. Las Vegas winters are very cool, especially at night. Unfortunately, the hot tubs and lounge chairs are located within the pool area, and the entire area is closed late fall to early spring.
17. I WANT TO RENT ONE OF YOUR HOMES, BUT I HAVE MY OWN FURNITURE AND STUFF. CAN I RENT A HOME UNFURNISHED? Sorry, but no, we cannot remove our furniture and household goods from these properties. We have designated these properties as short-term furnished and equipped rentals. There are plenty of unfurnished rentals in Las Vegas.
Our furnished and equipped homes offer something different for people who are just moving to the area, working or staying here temporarily, recently separated or divorced with no furniture and household goods of their own, etc. If you are moving to Las Vegas, you can keep your own stuff packed and in storage while you are searching for your own home. If you have nothing and were to furnish and equip a home yourself, it would cost thousands of dollars to buy all the necessary furniture, electronics, and household goods you would need to set up a home. A furnished short-term home is a good alternative.
18. CAN WE STORE OR BRING SOME OF OUR OWN FURNITURE AND HOUSEHOLD GOODS?All homes are rented fully furnished with everything you need. Heavy furniture can leave indentations in the carpet and moving furniture in and out can bump walls and cause other damage. You should avoid bringing your own household goods because it could be confusing to separate out what is yours or ours when you vacate the premises. However, you may bring a few of your own favorite items, such as things for your children and/or pets. If the condo has a garage, that is your designed parking space, so if you store some items in the garage, you will have to find an uncovered, unreserved space.
19. IF THE HOME HAS A GARAGE, HOW BIG IS IT? CAN WE USE THE GARAGE FOR STORAGE?No, you cannot store your own furniture and/or appliances in the garage. Our insurance does not provide coverage for your own items. If you are renting a condo that has a garage, the garage is your designated parking spot. If you have a large vehicle or SUV, be sure to ask us the size of the garage to ensure that your vehicle can fit inside the garage. Also be sure to ask about guest parking spaces if you have more than one vehicle Recreational vehicles or trailers are not allowed at any rental properties, even just for one night, because they are all in Homeowner Associations.
20. WHY ARE YOUR PRICES HIGHER THAN OTHER RENTALS IN LAS VEGAS?We offer short-term fully furnished and equipped homes. Depending on the size of the home, we have usually invested $3,000 to $5,000 to furnish and equip each of these homes. If you had to rent all the furnishings, appliances, and TVs, etc. it would cost $500-$700 or more each month, and there is usually a 3 month minimum, plus delivery and set up fees. Renting household goods (kitchen supplies, linens, etc.) also costs $100-$200 per month. We also provide artwork and accessories to make the home pleasant and comfortable. We pay all the utilities, which can run over $300 per month, more in the summer because of air conditioning. Internet and cable/satellite TV costs over $160 per month. Also, because we rent on a short term basis, we have higher turn-around costs and expenses for supplies and advertising. We also start you off with a good supply of cleaning products and paper goods.
Our rates are not what you would expect to pay for an unfurnished rental home with a one-year lease where you pay the utilities. Our rates range from $55 to $95 per night and there are no taxes or other fees. Compare our rates with that of a nice hotel. Our homes and furnishings are a higher quality and much larger than an efficiency suite, we have nice comfortable furniture, and suite hotels are usually not equipped with everything you need. Our homes are in residential neighborhoods, not commercial or business districts.
This is our full time job, and like anyone else, we need to get paid for our services, and we expect a return on our investment.
There are not many Landlords or Property Management Companies who do what we do, and we provide excellent quality and customer service. We respond to your calls, and have back-up staff for when we are out of town. All of our homes have big-screen flat-panel TVs. We replace appliances, furniture, and carpeting on a regular basis. We paint the inside as needed. We maintain the homes in excellent condition and do regular maintenance of all the major systems. We replace worn out household goods and linens as needed.
It takes a LOT of work to maintain these properties and do what we do. We don't work for free - do you??
21. CAN I RENT A HOME FOR A ONE-WEEK VACATION? No, sorry. The minimum rental period is for 30 nights (31 days). Las Vegas has two government jurisdictions. South of Sahara Boulevard is considered the County, and they do not allow any rentals at all of less than 31 days. You may see properties advertised as a vacation rental, but if they are in the County, they are not legal.
Much of the area of Las Vegas north of Sahara is within the City of Las Vegas jurisdiction and the City does allow vacation rentals for less than 31 days, but there is a special permitting process required and none of our properties are currently licensed as such. Also, the Homeowner Assocations do not allow vacation rentals.