Category Archive : Property Management

I receive calls from Yelp at least once or twice a month to sign up for their ad program for Business Owners but I have yet to sign up and for very good reason. As many property managers know, managing rental properties is a thankless job. It’s very rare you receive phone calls from landlords or tenants stating how happy they are with your services. It’s usually a tenant calling to notify you of some type of repair that is necessary or a repair that wasn’t completed to their satisfaction.  Many tenants believe property managers are at their beck and call and if a repair isn’t handled quickly enough or to their satisfaction, they won’t hesitate to place a negative review of your company on Yelp or threaten to place a negative review.

Am I worried about the negative reviews we have received? Not at all, as I know almost all the negative reviews are inaccurate.

Shelter Realty currently manages over 600 rental properties and have rented to thousands of tenants over the years and only have a few negative comments. There are just some tenants that no matter what you do, you will never make them happy.

The problem I have with Yelp reviews is that almost all our positive reviews aren’t displayed. You have to click on the link that states “other reviews that are not currently recommended” to view all our positive reviews from landlords who have shared their experience with Shelter Realty as their property manager. I asked the representative from Yelp why these positive reviews don’t display and the only answer I received is that it has to do with the algorithm. So my response to Yelp is:

Why would I pay to use your ad program and have my target clients (landlords) only see negative comments from tenants but none of  the positive reviews from my landlords?

I will continue to ask my clients who have advised us of their happiness with our services to take the time and share on Yelp but I would not recommend to any colleagues to pay for Yelp’s ad program until they fix their algorithm issues.

I spoke with one of our property management clients today and he inquired about selling his Las Vegas home but he wanted to know if he had to wait till the tenant vacated the property before he could sell.  This was the second time I was asked this question in the last two weeks.  Any Nevada landlord has the right to sell their investment property whether the property is occupied by a tenant or not and the tenant is required to give the landlord reasonable access to show the property.

Usually, our tenants agree to cooperate with showings when they are notified the landlord has decided to sell the property but they do have numerous questions such as:

1. Do I have to move? No, you have a valid lease and the lease will transfer with the sale of the property.
2. Do I have to let people in to see the home?  Yes, our lease requires you to allow reasonable access to the property for showings to prospective buyers.
3. Am I required to have a lock box on the property? No, we understand that you don’t want strangers walking through your home when you aren’t present so all showings will be scheduled with you.
4. Can I buy the home?  Yes, as long as the owner accepts your purchase offer.

Occasionally we will get that tenant that states they don’t care if the owner wants to sell and they have the right to quiet enjoyment so they will not allow anyone access to the property.  At that point we will explain that their lease explicitly states they have to give the landlord reasonable access to show the property to prospective buyers.  Lastly, we will point out that NRS 118a.330 states the following:

A tenant shall not unreasonably withhold consent for the landlord peaceably to enter into the dwelling unit to exhibit the dwelling unit to prospective or actual purchasers, mortgagees, tenants, workers, contractors or other persons with a bona fide interest in inspecting the premises.

If the tenant still refuses to give access to the property, we will post a 24 hour notice to enter the property during normal business hours.  Luckily, we have never had to post a 24 hour notice to show a property to a prospective buyer as most of our tenants understand the owner has the right to sell their property and cooperate.

If you have any questions about selling your Las Vegas investment property or are in need of a property manager, give me a call at 702.376.7379.

Many Nevada landlords are not aware they have a responsibility to provide the tenant with an itemized accounting of their deposit within 30 days of the termination of tenancy.  If the landlord fails to return the tenants entire deposit or an itemized accounting of the deposit within 30 days, the landlord could be held liable by the courts for up to the full amount of the security deposit.

NRS 118A.242 states the following:

Upon termination of the tenancy by either party for any reason, the landlord may claim of the security or surety bond, or a combination thereof, only such amounts as are reasonably necessary to remedy any default of the tenant in the payment of rent, to repair damages to the premises caused by the tenant other than normal wear and to pay the reasonable costs of cleaning the premises. The landlord shall provide the tenant with an itemized written accounting of the disposition of the security or surety bond, or a combination thereof, and return any remaining portion of the security to the tenant no later than 30 days after the termination of the tenancy by handing it to the tenant personally at the place where the rent is paid, or by mailing it to the tenant at the tenant’s present address or, if that address is unknown, at the tenant’s last known address.

If the tenant disputes the itemized accounting statement in writing within 30 days of receiving the statement, a landlord cannot send the outstanding balance owed to a collection agency unless you obtain a judgement against the tenant.  This is why it’s very important to have a move-in condition report completed at the time of tenancy along with pictures to compare with the move-out report and pictures.  Keep in mind, a landlord can only hold the tenant responsible for damages to the premises, cleaning and any unpaid expenses during tenancy such as rent.

Whether you are accidental landlord or an investor, not knowing Nevada law can get you in big trouble.  If you decide not to hire a knowledgeable property manager, it’s imperative you take the time to familiarize yourself with NRS 118A to minimize future legal issues.

Not knowing or understanding Nevada landlord/tenant law is another reason why hiring a property management company to handle the management of your investment property makes sense.  To discuss the management of your investment property, give Shelter Realty a call at 702.376.7379 or email us at info @ shelterrealty.com.

What’s The Difference Between IRS Forms 1099 and 1042-S?

DO YOU HAVE FOREIGN OWNERS/INVESTORS?

As a property manager, you are very much aware that by law, you must issue a 1099 form reporting gross rents to your property owners by 1/31 of every year.

However, there seems to be a great deal of confusion out there when it comes to property managers with owners that are citizens of foreign countries.  You see, foreign investors do not get issued a 1099.  What do they receive?  They get issued a 1042-S.

WHAT IS THE DIFFERENCE BETWEEN FORMS 1099 AND 1042-S?

A 1099 form is used to report miscellaneous income, such as gross rent, for US residents and businesses only, whereas a 1042-S (Foreign Person’s U.S. Source Income Subject to withholding) is used to report income paid to a non-resident regardless of whether the payment is taxable.  Unlike form 1099, form 1042-S is not due to be issued until March15th of every year.

I see way too many property managers issuing a 1099 form to a foreign citizen.  This will lead to serious audit problems in the future as the IRS is cracking down on property managers filing the incorrect form.

The function of form 1042-S is to let the IRS know that a foreign person has earned income in the USA.   For the purposes of the IRS, a foreign person includes a non-resident alien individual, a foreign corporation, a foreign partnership, a foreign trust, a foreign estate and any other person that is not a US person.  When a foreign person or entity has earned income in the USA they must file an annual non- resident tax return. The IRS uses the     1042-S as a means to monitor tax filing compliance on the part of a foreign person or entity.

MAKE SURE YOU ALSO HAVE FORM W-8ECI ON FILE FOR EVERY FOREIGN CLIENT

As a property manager, you would report the annual gross rents on the form and also report any federal taxes withheld.  This is an important note: If you do not have a form W-8ECI (Certificate of Foreign Person’s Claim that income is Effectively Connected With the Conduct of a Trade or Business in the United States) on file for your foreign client, you should have withheld and submitted to the IRS 30% of the gross rents of your client.  The IRS also uses form 1042-S to monitor your compliance with this.  Failure to be compliant with this law may result in the IRS going after your company for the taxes owed by your client.  Therefore the message is clear: Make sure that you have this form on file for every foreign client you have!  You also want to obtain an updated W-8ECI every 3 years but I would suggest making it part of your annual checklist when renewing the management contract.

FORM 1042-T

After you file your 1042-S with the IRS, you will also have to file an annual form 1042T (Annual Summary and Transmittal of Forms 1042-S)  which is a tax reporting form that reconciles all of the 1042-S forms and tax withholding deposits to all of your form 1042-S paperwork.  This form is also due to be issued by March 15th of every year.

GROSS RENTS BOX ON FORMS 1099 AND 1042-S

I have noticed that there seems to be some confusion as to what constitutes reportable annual rental income that should be listed under the Gross Rents boxes on forms1099 and 1042-S.

The second part of this article will help all property managers have a clear understanding of the tax rules that apply to this box.

The following are common types of income:

ADVANCE RENT

Advance rent is any amount you receive before the period that it covers.  Include advance rent in rental income in the year received regardless of the period covered or the method of accounting you use.

Example

• On May 15^th, 2011 you signed a 2 year lease to rent property.
• The tenant decides to prepay the entire lease.
• You receive $10,000 for the first year’s rent and $10,000 for the rent on the second year.
• The whole $20,000 must be reported on form 1099 in 2011.

CANCELING A LEASE

If tenant pays to cancel a lease, this payment is reported as rental income.  Include the amount on form 1099 in the year that it is received.

EXPENSES PAID BY THE TENANT

If tenant pays any of your rental expenses, the amount paid should be included in rental income and you would also deduct the expense.

Example

• If the furnace in the rental property stops working and the tenant pays for the necessary repairs and deducts the amount from the rent payment.  The amount paid by the tenant would be included in rental income and the repair would be deducted as an expense.

PROPERTY OR SERVICES

If you receive property or services as rent instead of money, include the fair market value of the property or services as rental income in the year received.

Example

• Your tenant is a house painter.  He offers to paint your rental property instead of paying two months rent.  You include in rental income the amount he would have paid for rent and deduct the same amount as an expense.

SECURITY DEPOSITS

This is the area where I see the most confusion.  Do not include a security deposit in rental income when you receive it if you plan to return the deposit to the tenant at the end of the lease.  If you keep part or all of a security deposit during the year because your tenant does not live up to the terms of the lease, include the amount you keep in rental income for the year.

If an amount called a security deposit is to be used as final payment of rent, it is advance rent and should be included in rental income in the year received.

I hope that this article gives clear direction on the IRS tax guidelines for what is reportable rental income, as well as helping all of you with foreign clients to establish a system within your office to remain compliant with the IRS and protect yourselves from costly audits!

__________________________

Guest article written by Richard Hart with Hart & Associates:

Richard Hart EA, CAA
President
Hart & Associates
Tax Consulting and Preparation Services
702-985-7148
www.hartassociate.com

Evicting a tenant is never pleasant (or easy), but for most landlords, it is unfortunately an unavoidable part of the job. Yet it’s one that the landlord must approach with caution, and a full awareness of all of the relevant state laws.

Tenancy termination laws vary from state to state, so before you proceed, know your state’s law. In most cases, before you can evict your tenant you must first legally terminate the tenancy with a written notice (often called a Notice for Termination with Cause) according to your state’s termination statute. If your tenant doesn’t “perform” (pay back rent or stop breaking the rules) or move, then you can file a lawsuit to evict.

Here I’m going to focus on how to write and deliver a Notice for Termination with Cause.  While the specific legal terminology varies from state to state, there are basically three types of these notices:

1. Pay Rent or Quit Notices. These notices are typically used when the tenant has not paid the rent. They give the tenant a few days (three to five in most states) to pay the rent or move out (“quit”). In Nevada, where I run a property management company, a landlord can choose to accept partial rent payment and then rewrite a new notice of rent owed.

2. Cure or Quit Notices. These are typically given after a tenant violates a term or condition of the lease or rental agreement, such as a no-pets or excessive noise clause. Usually, the tenant has a specific amount of time to “fix” the issue or violation. A tenant who fails to do so must move or face the possibility of eviction.

3. Unconditional Quit Notices. These are the hardest to issue because they order the tenant to vacate the premises with no chance to pay the rent or correct a lease or rental agreement violation. In most states, unconditional quit notices are allowed only when the tenant has:
• Repeatedly violated a significant lease or rental agreement clause
• Been late with the rent on more than one occasion
• Seriously damaged the premises
• Engaged in serious illegal activity, such as drug dealing on the premises

Unfortunately, some tenants won’t pay the back rent, fix the issue, or leave even after receiving a Pay Rent or Quit or Cure or Quit notice.  If they don’t, your next step is to begin an unlawful detainer lawsuit by properly serving the tenant with a summons and complaint for eviction.

As they should be, state laws are set up to protect tenants’ rights.  But oftentimes they make even lawful evictions complicated.  Yet staying on the right side of state lease laws is critical.  It’s another reason why hiring a property management company to handle the management of your investment property can make great sense.

I am thrilled to announce that Las Vegas real estate agent and property manager Atsuko Winston has joined the Shelter Realty team.

We are really excited to welcome Atsuko to the Shelter Realty family.  Fluent in Japanese and English, she brings invaluable expertise to our clients.  For eight years she has specialized in working with Japanese real estate investors (and others) looking to buy Las Vegas real estate.

Atsuko will also provide Shelter Realty’s professional property management services to our Japanese clients looking to invest in Las Vegas real estate.  Atsuko offers a truly complete real estate investment package for Japanese real estate investors.

To set up an appointment with Atsuko please call (702) 376-7379.

A tenant application is like applying for a job. Here, an applicant has to prove that they will be a good renter (pay on time, take care of the property, be considerate of neighbors). So how does a landlord (or the landlord’s property management company) know if they’ll be a good renter?  Same way a prospective employer would – by checking up on (and interviewing) the applicant.

At Shelter Realty, we have a 6-step Las Vegas tenant screening process that determines an applicants overall score.  Prospective renters must be cleared on all 6 steps and obtain a certain score before they can sign any lease.  Here’s what an applicant can expect during our tenant screening process:

Step 1: Credit check. Credit checks reveal the applicant’s financial history. We check to see if they have defaulted (failed to pay) on any loans (mortgage, car, school, etc…) or credit cards. If they have recent collections for utilities as this is an indicator that the applicant most likely won’t pay their rent on time.  If an eviction in the last 5 years is listed on their credit report, it’s an automatic denial.

Step 2: Criminal background check. We check to see if they have ever been arrested (any kind of criminal history may be a warning sign, especially felony arrests).  We want to protect our client’s property and the neighborhood.

Step 3: Employment verification. We check to make sure that the applicant is honest about their employment (and that they are in good standing at work). After all, a good employee usually makes a good tenant.

Step 4: Income verification. While a steady stream of income (employment) is critical, we also need to know how much an applicant makes – that they have enough income to cover the rent and their other expenses. We look at their current pay stubs and/or bank statements (factoring in additional obligations that take away from their income).

Step 5: Rental history verification. Does the applicant have a good history of paying on time or multiple late payments?  Did the applicant leave their last residence in good condition or was the landlord left with a large repair bill?

Step 6: One-on-one interview. We want to meet the applicant (usually in person, but on rare occurrences, over the phone) and get to know the applicant better than we could just based on the tenant application alone.  By meeting and discussing the results of the screening process, it allows us to verify the information obtained and sometimes discover discrepancies.

Of course, throughout the process we honor the fair housing laws and consider all of the information that we’ve been given.

At Shelter Realty, we have a full staff of property management professionals who can make the rental application process as smooth as possible. Call us today at (702) 376-7379 get started on the tenant application process or visit our website to see our huge selection of Las Vegas rental properties.

Las Vegas is the #1 market for rental property investors.  If you decide to take advantage of the rental property investment opportunity here, or if you already own a Las Vegas rental, how do you manage that property?  One option, of course, is to do it yourself.

DIY property management might save you the money you’d pay to a professional manager.  But property management can be a full-time sort of gig – and can present a host of legal complications and other headaches.  So is the hassle worth the potential savings?  Some points to consider as you think about whether to manage your Las Vegas rental property yourself or hire someone else to do it:

How much do you charge in rent? The amount you charge for rent should depend on comparable rents in the neighborhood your property is located in, the size of the home you’re renting, its condition, amenities, the other rental properties available – and any number of other factors.

How do you find quality renters? How will you connect with renters looking for Las Vegas homes to rent?  You can certainly put your own rental listing online, but does that give you access to the widest possible pool of the best quality renters?

You’ll maximize the income-generating potential of your rental property if you have great renters – ones who pay their rent on time, who stay in the property for the long term, and who don’t destroy the place.  But how can you tell, from the pool of potential renters, who are the great ones and who are the ones who will have wild and crazy parties then skip out on rent?

Do you know the ins and outs of Nevada lease laws? DIY property management is trickiest, in my opinion, because of the legal obligations you have as a landlord.  (There are over 50 provisions of Nevada state law addressing landlord and tenant rights.)  From the rental application (what can you ask?) to the lease agreement (what do you have to say?) to the eviction process (what are the tenant’s rights?) there is a host of laws you’ll have to walk within – all while protecting yourself legally and finically.

Are you going to do maintenance and repairs yourself or hire someone else to do it for you? Will you be the “handyman” for the rental property, or will you contract that job out?  If you contract it out, do you already know who you’ll hire?  (You want someone who will do the best job at the least cost.)  Even if you contract out the actual job of fixing the toilet, are you prepared for the 1 a.m. “the toilet’s plugged up again!” phone call?

Another alternative is to hire a professional property management company to take care of these issues for you. At Shelter Realty, we manage over 225 Las Vegas residential rental properties – so we know Las Vegas property management.  The associated fees might not be as high as you think (well worth it when you consider the difficulty associated with managing the property yourself).  It’s worth a phone call to explore the option, isn’t it?  Call (702) 376-7379 or contact us here.

Rents are up, and property values are down, making Las Vegas a great place to get established as a property owner. Of course, buying a rental home and actual getting it occupied and generating income are separated by a few crucial steps. All told, however, it’s easier than you think to start earning rental income.

Research and Buy Strategically

If you’re buying a rental property, you’ll need to lead with your head, not your heart. Start with the numbers, not the upgrades. You’ll need to get a solid idea of how much properties are renting for in various areas of Las Vegas. Then, you’ll want to get an idea of how much you can expect to pay on a mortgage in a particular price range. Start your search where the line between rent and mortgage cross.

If you buy too much property you won’t see a profit from the rental income, since it’s generally capped by the rental market of an area. If you buy a property that is ideally suited for an area and happens to be selling for far less than you can earn in rent, you’ll have a much higher profit margin. These numbers can be hard to find, but working with an experienced realtor or property manager can give you insight into the various neighborhoods and rent amounts to expect.

Make Ready

Ideally, the home you buy should be ready for tenants immediately after signing the mortgage paperwork, but this is rarely the case, especially when buying foreclosures and bank owned properties. Have a contractor on hand immediately after closing and a list ready to go from the inspection you had during the buying process. The faster you get the home ready to rent, the more quickly you can expect to see a profit.

If a home will take massive amounts of work to make ready, it will take a long time to recoup the costs of the repairs and renovations – this is something to keep in mind during the buying process. A rental home in the average market doesn’t need many bells and whistles.  A clean, fresh home with functioning appliances is your goal with the make ready, not a beautiful home to entice a reluctant buyer.

Find Renters

An empty rental home diminishes income rapidly. Your property manager who helped you locate the home can also help you rent in. The manager will handle the screening of tenants as well as showing the property to those interested in renting. He’ll do the necessary interviews, handle deposits and payments and forward you the rental income once the renters are established.

While it’s important to have a nice property to keep your renters comfortable and content paying you monthly for the privilege of living in your property, you also need an outstanding property management company.

Your tenants should have their concerns addressed quickly and any issues with the home or rent payments need to be handled professionally and promptly. A poor choice in management for your properties can run your tenants out, resulting in lost income while you find new tenants at the end of each lease agreement.  Learn more about what Shelter Realty can do to help you manage your properties by giving us a call at 702.376.7379 or visit the property management section on our website.

We’re excited to announce a new addition to our Property Management team, Las Vegas Property Manager, Melody Wallace.

Melody, a former Corporate Broker with Asset Realty has over 13 years of residential property management experience here in the Las Vegas Valley.  She brings a vast amount of knowledge to our team and will be instrumental in the growth and development of our property management division.

Melody not only takes the position of property manager but takes on the responsibility as our new office manager.  She will provide training and guidance to our staff and will continue our commitment to exemplary customer service.  I know we are lucky to have her and I am confident our landlords and tenant will enjoy working with her.

If you get a moment, please welcome Melody to the Shelter Realty family.

Our new Las Vegas landlord property management clients are generally overwhelmed at the amount of effort and detail that goes into preparing a rental property for new tenants.

Simply cleaning up a property so that is shows well at listing appointments is only part of process.

However, turning a rental into a home that a tenant can live in requires a lot of extra steps that most new landlords haven’t considered.

While most seasoned real estate investors may have perfected their own “Rent Ready” systems, the following 12 steps are the basics that all landlords should pay attention to:

1. Locks Re-Keyed –

The front door and garage entry are two obvious locks to change.

However, you’d be amazed at how many landlord forget all of the other locks that are tied to a property, such as – mailboxes, side gate, garage door openers re-programmed, house alarm code changed, outdoor sheds…

It’s also a good idea to make sure you have a complete inventory of any HOA gate remotes and keys, community pool or fitness center, as well as any special gate codes.

2. Professional Carpet Cleaning –

We recommend the type of carpet cleaning that doesn’t leave any residue. So, a full steam cleaning and “shampoo” would be better than a chemical / solution overlay.

Las Vegas carpet cleaning costs can range from $99 – $400 for a 1500 – 2800 SQ FT property.

3. Landscaping –

Cut the grass, trim the bushes, prune the trees, pull all of the weeds, fix the broken sprinkler heads, replace dead or dying shrubbery, add a few new flowering plants if the season is right and spray the dirt out of the cracks in the sidewalks and patio.

Rent Ready landscaping also involves removing any pots, yard furniture or decorative garden gnomes.

4. Changing The Air Filters –

In addition to changing the air filters, cleaning the vents and surrounding ceiling area goes a long way to impress a potential tenant.

I’m not talking about a full air duct cleaning, which wouldn’t be a bad idea, I’m simply referring to the visible area where the dust and dirt builds up.

And, if you have the reusable air filters that have to be manually cleaned every month, take them home with you and trade them out for a fresh new disposable option.

5. Professional Rent Ready Cleaning –

Even if you or your past tenants happen to be extremely clean, a professional crew will probably still be necessary in order to give your rental property that industrial strength detail that your new tenants will expect.

The rent ready cleaning companies that we work with in Las Vegas literally go over every square inch of the property cleaning drawers, cabinets, baseboards, blinds, door arches, lite switch covers, the scuff marks at the bottoms of doors, and the insides of your fridge, washer and dryer.

6. Let There Be Light –

It isn’t necessary to change out all of the light bulbs, but you could change a few to a different wattage or replace with an energy saving alternative to conserve power.

Also, simply replacing bulbs may not be enough if the light covers of outside lamps or inside ceiling fans are so dirty that they only produce a dim glow.

7. Ceiling Fans –

Major dust collectors that definitely require special attention, especially if they have been installed in a property for a few years.

8. Outside Cobwebs –

At least clean up the spiderwebs that are hanging over the entryway or covering the front lights on either side of the garage.

9. Window And Sliding Door Tracks –

It only takes a few months with the Las Vegas wind for dust, dirt and dead bugs to build up inside of the window or sliding glass door tracks.

This is an important Rent Ready step that Shelter Realty requires for the rental properties that we’re managing.

10. Remove All Personal Items –

This includes lawn furniture, yard tools, couches, cleaning equipment, chemicals…..

The only exception would be a small sample of paint that matches the inside and outside walls. A few pieces of tile are acceptable as well, but that’s about it.

If the new tenant happens to see some old items that they wanted, then it would probably be acceptable to include them in the original lease agreement with terms of ownership.

11. Replace Torn Screens –

Torn or bent screens and screen doors need to be replaced. If you have a large house with minor wear and tear on these items, then it’s probably a decision you’ll have to consult with your property manager about.

12. Pest Spray –

It’s better to have the property sprayed a few times, or set up on a regular schedule. Either way, you’ll definitely want to hire a professional pest company to give your property a full treatment for all of the common bugs in the Las Vegas Valley.

Based on just these 12 steps alone, getting a Las Vegas rental property ready for new tenants or the initial listing / marketing is a big process.

Please feel free to contact our Las Vegas property management division at Shelter Realty if you have specific questions what services our company and vendors handle for new landlord clients.

Five Ways Landlords Can Protect Their Vacant Las Vegas Rental Properties

As a former police officer for the city of Henderson, I have a unique perspective on crime involving vacant properties.

Patrolling neighborhoods at all hours of day and night has helped give me an eye for possible break-in opportunities that burglars and vandals would take advantage of.

Now, as a property manager with hundreds of rental properties, I’m able to lean on my law enforcement experience to help our landlords and out-of-state investors protect their vacant homes during the transition period of when Shelter Realty takes over management of their properties.

Here are five things we recommend to landlords for keeping their vacant Las Vegas rental properties safer:

1. Remove “For Rent” Signs From Windows And Yard –

The first, and one of the most important things we ask our property management clients to do is remove any rental advertising on vacant properties.

Even worse than a “For Rent” sign in the window of a vacant property, is if it states that the owner has installed a new Fridge, Washer, Dryer and Upgraded Light Fixtures.

2. Maintain The Landscaping –

Weeds, broken sprinklers and dead grass are signs that a property may be vacant or even abandoned.

Obviously, a maintained yard will also give a potential renter the warm and fuzzies, as well as keep the neighbors happy.

If you hire a landscaping company to handle your weekly outside chores, make sure you ask them to collect any flyers or door hangers from your entryway that may look like trash.

3. Put Lights On A Timer –

A porch light that is on 24 hours a day is almost as noticeable as one that is off at night.

In addition to keeping your outside lights on a regular schedule, it may be a good idea to put an interior light on in the upstairs or within the center of the home to give the perception that there is someone living in the house.

4. Blinds Open Or Shut –

We can make an argument for either keeping the blinds open or closed. With that said, our recommendation is to keep the upstairs open and the downstairs closed.

It also really depends on whether or not you have neighbors that are willing to keep an eye on your property for you.

If the blinds are open, then it’s easy to see when someone is inside, especially if you drive by the property one day and notice that some of the blinds have been shut.

However, having open blinds also allows anyone to look in the windows and see that the property is vacant.

Basically, use your best judgement on this topic, but it is something to be aware of and strategically plan for.

5. Qualifying Interested Callers –

If you are marketing your property in the newspaper or online, be cautious of what information you give callers who may be interested.

For example, it would be a bad idea to give away your address to someone who wanted to swing by and take a look at it after work… if you also told them that you live out of town and there won’t be anyone around to help them until the end of the week.

Keep in mind that you may not be the only person on the phone that is having a “pre-qualifying” conversation.

While keywords such as move-in ready, vacant, fully furnished and new appliances may appeal to potential renters, they also peak the interest of criminals.

Shelter Realty definitely understands how challenging of a balancing act it can be between giving too much information in your marketing while still protecting your investment property.

Shelter Realty is a Real Estate and Property Management Company specializing 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.