Clark County Attempts to Set Up Eviction Protections, But Are They Reasonable to Landlords?

LAS VEGAS, NV – According to recent reports, Clark County officials are attempting to set up an ordinance that will offer a degree of protection to those facing losing their home or apartment in September, when a mandate by Nevada Governor Steve Sisolak to prevent evictions due to the ongoing COVID-19 pandemic is set to expire Sept. 1.

However, critics are arguing that these proposed protections introduced last week may lean too far in favor of tenants, leaving landlords, who have also been suffering financially – as hundreds of thousands in the state have from the widespread economic damage caused by the pandemic – out in the cold.

The proposed ordinance, in part, would charge landlords with a misdemeanor if they discriminated against an individual by refusing to rent, negotiate, or make a property available to them on the basis of their source of income, or if they had a previous eviction on their record that was related to the pandemic.

Clark County Commissioner Justin Jones noted that the proposed ordinance was created in response to the financial hardship suffered by Las Vegas residents, many of whom have lost their jobs in light of mandatory stay-at-home orders issued by Governor Sisolak in order to curb the spread of COVID-19.

“Clark County is doing everything in its power to keep people in their homes,” he said. “We know that this is a difficult time so we want to take every action that we can.”

Part of this ordinance stems from a rental assistance program that Clark County is planning on rolling out; officials have said that some landlords may be reluctant to rent to potential tenants receiving assistance from the program, fearing the sigma that Section 8 housing programs often bring with them.

Shanta Patton, a regional vice president of the National Association of Real Estate Brokers, noted that she does not support any ordinance that does not allow a landlord their right to make a decision on who to rent to based on a background check that would include a tenant’s income source and eviction history.

The ordinance is expected to be publicly heard Aug. 4.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – For renters in the Las Vegas area that are behind on their rent thanks to the COVID-19 pandemic and a looming eviction date threatening to see them put out on the street, good news is potentially coming in the form of relief funds from Nevada state.

According to reports, $50 million in federal coronavirus relief funds via the Nevada State Treasurer’s office are to be made available to renters facing eviction on September 1 when Governor Steve Sisolak’s extended moratorium on residential evictions and foreclosures is due to end.

Previously, Sisolak’s moratorium, enacted on March 29 as a response to widespread unemployment and economic hardship brought about by the pandemic, was due to come to an end on June 30. However, as that end date approached, Sisolak made an amendment- instead of ending at the end of June, the moratorium will be lifted in phases over the course of the summer, with residential evictions finally allowed to fully resume on September 1.

With numerous landlords already preparing paperwork for the mass evictions expected to begin at the start of September, the Nevada State Treasurer’s office announced this week the availability of federal relief funds to help qualified individuals to remain in their homes. The $50 million will be divided into two categories – residential tenants will have access to a $30 million pool, and commercial tenants, $20 million.

Applicants would have to meet income qualifications and would have to have lost their employment due to COVID-related issues. In addition, applicants cannot receive Federal Housing Vouchers and the liquid resources of the entire household must not exceed $3,000.

According to reports, residents of Clark County will be able to apply for the federal coronavirus relief funds within the next week; in addition, tenants who are behind on their rent are encouraged to work with their landlords on a method and timetable of repayment of back monies owed. Landlords seeking back rent, on the other hand, would do well to inform their tenants of the federal relief program if they are unaware of it.

Editors Note: The photo used in this article, the Clark County Regional Government Center building in Laughlin, Nevada., is for editorial use only. It is credited to Felipe Sanchez and licensed through Shutterstock.com.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – According to recent reports, the economic distress that the ongoing COVID-19 pandemic has been putting on Las Vegas has not had a corresponding effect upon its real estate industry, as several Southern Nevada communities are ranked within the top 30 nationally in terms of builder’s home sales for 2020.

Summerlin ranked the highest nationally, coming in at number four with 642 homes sold by builders in the first quarter of the year. Meanwhile, 467 homes in Valley Vista, located in North Las Vegas, enabled that region to place sixth in the country; Henderson’s Cadence community ranks 14^th, with developers having sold 356 homes; Inspirada, also in Henderson, tied for 25^th with 280 homes sold; and Skye Canyon, located in the upper northwest valley, took 27^th place with 275 homes sold.

The sales of the areas in question are made up of recently-signed sales contracts and do not include cancellations.

The Las Vegas real estate market – much like every industry in Nevada and nationwide – was hit hard by the arrival of the COVID-19 pandemic, which lead to shutdowns of businesses and government-mandated stay-at-home orders that caused widespread economic chaos and record-breaking unemployment.

Real estate was predicted to take an especially big hit from the pandemic, but agents did their best to buck that trend by adapting to the challenges posed by COVID; with homes still in demand, they evolved their business model to include virtual home walkthroughs and online paperwork to adhere to social distancing and safety guidelines, and as a result the Vegas real estate industry didn’t suffer quite as much damage as was initially predicted.

As COVID cases have diminished and the economy of Las Vegas has started to re-open, home sales have surged faster than expected, with some developers actually outpacing their sales bookings compared to the same point of time last year.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – The former chairman and CEO of MGM Resorts International, Jim Murren, has put his Las Vegas mansion – dubbed “Skyspace” – up for sale to the tune of $10.5 million, according to recent reports.

Skyspace is a 13,000 square-foot home situated on 1.5 acres within the Summerlin community and golf club, offering views of the Las Vegas Strip via a series of wall-to-wall windows. It has four bedrooms, a separate one-bedroom guest house, and was constructed a decade ago based on designs by well-known Los Angeles-based firm Marmol Radziner.

The mansion was created with a reverence for art and philosophy; there are several corner spaces that allow for solitary reflection, indoor bamboo and pine trees, and a Zen garden outside the main bedroom laden with multiple pathways that could take upwards of 45 minutes to traverse. The house also contains numerous amenities, including an indoor basketball court, movie theater, wine cellar, pool, spa, and a huge open-concept kitchen.

But the highlight is a large art installation from where the home derives its name- “Skyspace.” A “sensory experience,” it utilizes high-tech equipment to create the illusion of being in space by making use of natural light provided at both sunrise and sunset. The equipment for this experience is not part of the home’s $10.5 million asking price, but is available for purchase separately, reports say.

Mr. Murren, who resigned from MGM in February 2020, has stated that he and his wife are planning on remaining in Las Vegas but simply wanted to downsize to a home more suitable for their needs, as apparently Skyspace afforded them more space than was necessary.

The $10.5 million asking price for Skyspace ranks as one of the priciest ever in Las Vegas; currently, the most expensive is a mansion – also located in Summerlin – that was purchased by famed magician David Copperfield for $17.55 million in 2016.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – According to reports, AirBnB has recently instituted a new policy in Las Vegas – as well as nationwide for that matter – which imposes restrictions on renting homes through their service for some local residents under the age of 25.

Individuals under the age of 25 will not be able to rent an entire home – as opposed to just a single room – through the AirBnB unless they have a previous, proven record of consisting of positive reviews from previous home rentals. A minimum of three positive reviews are required, and the reviews can be compiled from anywhere in the country; they do not have to be specifically situated in Las Vegas, AirBnB said.

If someone under the minimum age of 25 and without the required review credentials attempts to rent a home, they would automatically be blocked from doing so by the website; the rental will not be processed. A recent example AirBnB supplied was an 18 year-old Las Vegas resident who was unable to utilize the service.

The reasoning for the move on the part of AirBnB , according to a release they put out, is to help curb the spread of the conronavirus pandemic, citing public health mandates in place throughout the country. In addition, they noted that they typically have more issues with younger renters in general.

“We’re taking actions to support safe and responsible travel in the United States,” Airbnb said. “[Young people] wanting to get out of their situation get into an Airbnb with a pool, bigger backyard, bring their friends in and then obviously we know what happens when people have been locked up for the last three months.”

Henderson has reported several complaints from AirBnB rental houses, which may have contributed in-part to this new program.

This policy pertains to all United States residents under the age of 25, and only affects AirBnB listings near the area in which the under 25 year-old resident resides; these residents are able, however, to rent entire homes outside of the area where they live. Private rooms and hotel rooms are exempt from this clause, AirBnB says.

Editors Note: The photo used in this article, a woman installing AirBnB on a Lenovo tablet, is for editorial use only. It is credited to Daniel Krason and licensed through Shutterstock.com.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – Despite the impact of the ongoing COVID-19 pandemic, house prices and sales totals in Las Vegas continued to break records in June, illustrating that the real estate industry is in the process of a very real comeback as Nevada’s economy slowly continues to reopen.

Las Vegas house prices hit a record high with the median price of a previously-owned single-family home hitting $350,000, representing a jump of 3.2 percent from the previous month and 6.9 percent from the same period of time last year.

In addition, the number of homes sold in June was also robust, with 2,464 changing hands; this represents a whopping 44.7 percent increase from May but still a drop of 15.1 percent from June 2019, showing that the pandemic is still taking a toll on overall sales numbers.

Nonetheless, despite sales activity remaining below 2019 levels, this activity represents a significant recovery for the industry as a whole.

Although, there could be just one fly in the ointment- as Las Vegas has been easing stay-at-home orders originally intended to curb the spread of the COVID-19, there have been reports of increased numbers of residents testing positive for the disease. If this surge is not contained or controlled, it could possibly lead to another round of quarantine orders and mandatory business closures. Hopefully, this will not be the case.

In addition, despite Nevada reopening its businesses and entertainment venues, it will take time to truly access the overall damage done to Las Vegas’ economy and job market, even if it indeed manages to avoid further COVID-related restrictions.

Regardless, it appears that the pandemic’s impact upon the housing market, while very real, was still less severe than experts had been warning. The industry evolving to adapt to the “new normal” helped to negate the impact to some degree, with agents resorting to virtual home tours and online paperwork to minimize contact with clients and maintain their sales.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – With the country slowly reopening its economy in the wake of the COVID-19 pandemic – with varying degrees of success – one question on many minds is travel. After sitting in quarantine for the past several months, people are understandable suffering from acute bouts of cabin fever. But at the same time, they’re wondering- is it safe to travel? Am I putting my health at risk if I stay in a hotel, cabin, or rental home?

According to recent reports, the Centers for Disease Control and Prevention (CDC) does say that travel can lead to an increased risk of exposure to contracting COVID-19; the travel industry is taking notice and making every attempt to minimize the risk to the customers who are starting to patronize their establishments once again.

Two organizations – the American Hotel and Lodging Association and the Vacation Rental Management Association – have released extensive guidelines based on CDC recommendations to help curb the spread of COVID-19, and when it comes to travel, the best practice these days is coming as close to a “no contact” stay as humanly possible. Paying online as opposed to in-person is recommended, as is staying in places that utilize digital keys.

Social distancing is vitally important. You should maintain a minimum distance of six feet from all other guests and staff in any lodging, in addition to wearing masks. Touching potentially contaminated surfaces is less problematic, due to the nature of how the virus spreads, but should be taken into consideration as well. Make sure you clean and disinfect tables, chairs, sinks, and so on before touching them.

Also, guidelines vary from region to region in the United States, so it’s for the best to educate yourself on them for where you’re going, BEFORE you go. Call ahead to any place that you might be staying and ask how often cleaning is carried out, if hand sanitizing/washing stations are available on common areas, and how effective their air ventilation systems are. It’s advisable to bring your own sheets and pillow cases as well as your own cleaning/disinfecting products just in case, and tell management that you do not want housekeeping to turn down your room. You’ll handle that yourself each day.

Avoid enclosed spaces such as elevators in favor of stairwells, and if possible keep windows open to help circulate air. Be careful if you use gyms and pools. Inquire about the lodging’s policies on social distancing and mask use, as well as temperature/virus testing procedures for staff. Is the hotel operating at a reduced capacity to keep crowding down? To that end, are they limiting single-night stays?

Nothing is foolproof when it comes to COVID-19, but following these guidelines can help minimize your risk of contracting it when traveling.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – Time Magazine recently did an article on how Eviction Moratoriums – much like the one issued by Nevada Governor Steve Sisolak during the ongoing COVID-19 pandemic – can be especially harmful to small, “mom and pop” landlords who may own only one or two small rental properties.

With a shutdown mandated by Governor Sisolak on all businesses deemed to be “non-essential” putting many people temporarily out of work, the majority of Nevada residents were facing evictions or foreclosures amid extreme financial hardship. However, the Governor’s moratorium disallowed lockouts, notices to quit or pay, or eviction filings while the state of emergency was in effect. The moratorium also waived all late fees throughout the emergency period.

The moratorium was originally due to end June 30, and landlords were lining up to begin eviction proceedings for a slew of delinquent tenants. However, late last week Sisolak extended that moratorium for specific circumstances. But in the meantime, the landlords of those properties – many of whom have not been receiving income since March – are struggling themselves, and the smaller the landlord, the more difficult the struggle.

A good example of how especially difficult moratoriums can be for small landlords can be summed up in the story of Greta Arceneaux, as chronicled in the above-linked Time article. Arceneaux was a divorcee with two children facing grim financial prospects in 1960’s Los Angeles when she got a loan, demolished her own home, and built a five-unit rental complex upon the land. The gambit worked – she had developed a steady income that lifted her and her family out of poverty and into the middle-class for many years… until COVID-19 hit, that is.

While the Nevada moratorium has proved to be a hardship for many landlords state-wide – especially in light of its recent extension – Los Angeles’ has been even more restrictive to property owners, with tenants being allowed up to 12 months to repay their back rent – without any late fees attached – from the end of the city’s emergency declaration. For some, like Arceneaux, this is an insurmountable obstacle thrown in her path during an already difficult period. She has reportedly been saddled with $15,000 in unpaid rent, in addition to having to maintain the apartment complex with money right out of her own pocket. In addition, she is also bound by new state building codes that require earthquake prevention reinforcement in her building, a decree that stands to set her back $60,000 or more. At this point, her retirement is being threatened.

While she feels for her tenants who have lost jobs and are facing economic crises themselves, Arceneaux is also struck by the unfairness of her situation. While it is unfortunate that her tenants may be facing hardships, why is she being forced to shoulder their misfortunes in addition to her own? And on top of that, the number of people looking to move into an apartment during a pandemic is low; while a large complex can get by with a few vacancies here and there, it’s a far more difficult prospect for a small-time landlord with only four or five units.

This is an issue that is currently plaguing a great many Americans in light of the COVID-19 pandemic, as many cities and states have passed similar moratoriums. According to the 2015 American Housing Survey, roughly half of the rental market in the U.S. is run by large companies; the remainder are run by individuals and normally consist of homes and small complexes, like the type owned by Arceneaux. But while large companies often can benefit from funding provided by the CARES Act, smaller landlords typically cannot.

Many city and state governments are encouraging landlords to work out payment plans with their delinquent tenants, but for many who have invested their life savings into their properties and are losing money each and every month they are denied rent, such an arrangement can certainly seem unfair. If governments force this burden upon property owners, they should be prepared to assist them financially.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – According to recent reports, Las Vegas homebuilders are reporting an increase in the number of homes sold, despite having to deal with the ramifications of the ongoing pandemic; this represents a rebound of sorts for an industry that saw quick and widespread shrinkage when COVID-19 first reared its ugly head back in March 2020.

Vegas-based developers reported 289 brand-new home construction contracts for the week ending June 21 – minus cancellations, which would have made that number higher otherwise – a significant jump from the number reported for the week ending April 5, when a mere 38 contracts were signed. The amount of interested parties visiting new subdivisions has been on the rise as well for the past two months.

However, despite the increase in signed contracts, homebuilders are noting that the process of actually constructing those homes will still encounter numerous hurdles and speed bumps in the form of the conronavirus pandemic. Layoffs and furloughs of a percentage of the workforce, along with strict guidelines imposed upon worksites by state and local governments regarding social distancing in order to curb the spread of the disease will certainly slow the average pace of building homes.

Previously, builders were speeding along at over 1,000 construction permits per month acquired for various projects; only 417 were pulled in May, representing a decrease of 50 percent from May 2019.

During the height of the pandemic, Nevada Governor Steve Sisolak issued mandates to keep non-essential businesses closed; as a result, countless thousands were either laid off or furloughed, and as a result of their new-found financial uncertainty, many people cancelled purchase agreements that they had only just signed.

However, with Nevada in the process of slowly reopening their economy, it appears that financial stability is starting to return as well, as evidenced by the increase in new home contracts being signed. Only time will tell if this upward trend continues.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – According to reports, Steven Wynn, a real estate businessman and art collector known for his involvement in the luxury casino and hotel industry, has listed his mammoth Las Vegas mansion for sale for a whopping $25 million.

Wynn purchased the mansion – located at 1717 Enclave Court in Summerlin near Town Center Drive and Summerlin Parkway – just over two years ago. The estate comes in at 13,500 square feet with six bedrooms and nine bathrooms, situated on a street that is known as “billionaire’s row” for its many mansions and high-priced properties.

Wynn’s mansion, which recent benefitted from a $16 million renovation project, features a plethora of amenities including a game room, wine closet, gilded doors, silk carpeting, a butler’s pantry, and a full wing dedicated to a live-in caretaker. There are also extensive security features, including infrared security cameras monitoring the grounds and a backup power system in case of power failure.

Famed magician David Copperfield owns a neighboring mansion, a 31,000-square-foot estate that he purchased in 2016 for $17.55 million, the highest price ever paid for a Las Vegas mansion at the time; obviously, if Wynn’s mansion sells for its advertised price, that would set a new record.

The sale was announced to the public via a release put out by listing broker Ivan Sher of Berkshire Hathaway Home Services Nevada Properties.

This is one of the finest homes available in the country,” the release says. “The current owner completely reimagined the space, creating a timeless experience with incomparable finishes and museum-quality art protection and display.”

Wynn’s ownership of the mansion is not referred to in the release, but according to public records Wynn purchased the property in March 2018 for $13 million. At the time he had just resigned from his company after being accused of sexual misconduct; Wynn denied all allegations.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – Since the beginning of April, Nevada residents whose finances have been negatively impacted by the ongoing COVID-19 pandemic have been offered a safety net against eviction by a moratorium issued by state Governor Steve Sisolak. However, that moratorium is due to cease July 1 for commercial properties and August 1 for ‘some’ residential properties (certain causes – see directive 025 below); experts are anticipating a slew of evictions to follow soon afterwards. Those who have not been able to pay as the coronavirus pandemic began have until Sept. 1 or risk eviction.

With a shutdown mandated by Governor Sisolak on all businesses deemed “non-essential,” many Nevada residents found themselves out of work. For those barely scraping by paycheck-to-paycheck, looming evictions and/or foreclosures have become a very real possibility. However, with the Governor’s moratorium in place, these residents have been protected by disallowed lockouts, a cease on notices to quit or pay, as well as no legal eviction filings during the state of emergency.

“We’ve now reached a point where tens of thousands of Nevadans are wondering how they’re going to make rent or pay their mortgage,” Sisolak said at the time. “These are good, hard-working people who are just looking for one of the most basic and essential necessities: a roof over their heads. This is not the time to put people out on the streets. This is also not the time to evict small business owners who have been hit hard by the economic fallout of this pandemic.”

In addition to those directives, the moratorium also waives all late fees throughout the emergency period; once the emergency is officially over, Sisolak noted that any landlords that are owed back-rent by their tenants should work with them on devising a repayment plan. And, as of the released dates, that period of emergency will end as Nevada continues the process of reopening its economy.

While Sisolak’s decree was a boon for many working-class people who were experiencing financial hardships due to the pandemic, equally put upon were landlords who were denied income for months yet still expected to provide essential services for their tenants, such as utilities and repairs…even if they were not paying rent.

Adding to frustration is the fact that some tenants were receiving stimulus checks and unemployment checks, yet were opting to take advantage of Sisolak’s moratorium by not using those funds to pay their rent, something that the Governor acknowledged in a recent interview.

“I’ve got landlords that are telling me that there are individuals who are clearly taking advantage of it in a way that was not intended and that was never what we wanted to do,” he said. “We’re taking advice on that from landlords who have spoken up and we’re listening.”

Some attorneys representing landlords are encouraging their clients to work with delinquent tenants on payment plans in lieu of immediate evictions in an effort to avoid a slew of empty properties come August / September.

“It is just as imperative today as it was when I signed the original directive to allow Nevadans to stay home and stay safe as much as possible, while also providing clarity and a timeline in which rental obligations must be met,” Sisolak said in his latest statement Thursday evening.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

LAS VEGAS, NV – According to recent reports, the 35-story Circa Resort and Casino, originally slated to open its doors for business in December of 2020, has announced that they could now be open as soon as October.

The first five floors of the tower are scheduled to open October 28, just prior to Halloween; this includes everything except for the hotel tower, which will open at a later date.

The early opening is a milestone that owner Derek Stevens – also owner of the Golden Gate and the D Las Vegas hotel-casinos – attributes to the skill and speed of developer McCarthy Building Companies and construction manager Tre Builders.

“It was really the creativity of McCarthy and Tre Builders to get the first five floors open earlier,” Stevens said. “It’s exciting. During this crazy year of 2020, it’s great to have this story that we’re opening early.”

The Circa, clocking in at 1.25-million-square-feet, is located in downtown Las Vegas at 18 Fremont Street. It will have 777 guest rooms, five restaurants, a two-level casino, and a nine-story parking garage dubbed “Garage Mahal.” Above the casino will be a rooftop deck and amphitheater with six swimming pools and a 125-foot screen.

In addition to a plethora of amenities for guests, the Circa will also boast the largest sportsbook in the country. A sportsbook is a place where a gambler can wager on various sports competitions, including golf, football, basketball, baseball, hockey, soccer, horse racing, greyhound racing, boxing, and mixed martial arts. The Circa was designed by architecture and design firm Steelman Partners. The hotel-casino, initially announced at the Downtown Las Vegas Events Center in January 2019, also holds the distinction of being the first downtown Vegas resort to be built from scratch – as opposed to the renovation or re-purposing of an existing structure – since 1975.

The Circa will employ 1,000 people when it opens. It is being constructed on the site of the former Las Vegas Club and Mermaids Casino, which were demolished in 2017.

Shelter Realty Property Management specializes in the areas of  Henderson, Las Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.