Category Archive : Rentals

LAS VEGAS, NV – As of July 1, 2022, reports say, Clark County’s ban on short-term rentals comes to an end, as mandated by legislation passed by state lawmakers; from that point, all short-term rentals must be legalized and regulated, posing a difficult task for county officials. After all, despite the ban that is currently in-place, reports indicate that over 6,000 properties have been illegally renting regardless.

Assembly Bill 363 mandates that Clark County regulate its short-term rental industry, and with the end of the ban in sight, the possibility that these short-term rentals could start providing significant tax revenue is set to become very real. Rentals are incredibly popular in the Southern Nevada region, given that it is home to the famed Las Vegas Strip.

Assemblywoman Rochelle Nguyen, who sponsored Bill 363, noted that regulations need to be devised that will take into account the needs and concerns of both the residents who are renting their homes out for extra income, their neighbors who have often issued complaints regarding excessive noise and partying, as well as labor groups and local law enforcement.

One of the main reasons Nguyen said that she sponsored the bill – signed into law by Governor Steve Sisolak in early June – was because simply banning short-term rentals was not working at all, and lauded the potential tax revenue they could generate with proper oversight.

“I don’t think they work,” she said. “I think we are missing out on the potential revenue and it makes it difficult for our counties and cities to enforce what is being perpetrated in our communities with these investment properties.”

However, not everyone believes that the bill is perfect; neighbors of rentals who are furious with the noise have claimed that the bill is not strict enough in that regard, and on the opposite side, renters have complained that the new regulations limit them far too much. But the bill is not an end-all, be-all in terms of regulating the industry; it is meant to merely set the overall framework into which local municipalities can develop and implement their own regulations, which Clark County officials currently in the process of working out while maintaining the guidelines already set forth by the state.

Clark County officials have also expressed skepticism regarding their ability to enforce whatever mandates the bill establishes, given their own inability to enforce the county’s soon-to-end ban on short-term rentals. But the degree of flexibility that counties are afforded to create and enforce their own regulations may make that process easier for Clark officials, but at the same time may cause them to incur additional expenses setting up the infrastructure to do so.

Currently, the bill only applies to Clark County, Henderson, Las Vegas and North Las Vegas; all other counties and cities in Nevada are exempt.

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.

LAS VEGAS, NV – In the wake of the fourth – and allegedly final – extension of the federal eviction moratorium by the Biden Administration in an attempt to assist millions of tenants who have fallen behind on their rent gain access to last-minute monetary assistance, landlords have announced their displeasure, with the Nevada State Apartment Association (NSAA) issuing a statement decrying the move.

The eviction ban, issued by the Centers for Disease Control and Prevention (CDC), has been extended from June 30 to July 31 in order to buy more time to distribute federal rental assistance funding that so far has been trickling out to those who need it. Currently, the Nevada Housing Division is offering federal rental assistance funds to people in need via the CARES Housing Assistance Program.

According to reports, since the beginning of the COVID-19 pandemic in March 2020, 6.4 million households have said that they are unable to pay their rent; in Nevada, the number of families facing eviction in the face of financial insolvency number at 81,000.

However, landlords and property owners have been hit just as hard by the pandemic, as both federal and local eviction moratoriums have essentially mandated they provide free room and board to tenants who claim to have been financially impacted by the pandemic. In the process, many landlords have encountered severe financial problems themselves.

The Nevada State Apartment Association has voiced the collective displeasure of landlords throughout the state who have been forced to shoulder the burden of their tenants’ finical woes, criticizing the Biden Administration for drawing out the difficult process even further, especially in light of the recovery of Nevada’s economy as of late.

“We are extremely disappointed that the federal moratorium yet again has been extended,” the NSAA said. “It is essential that the eviction moratorium sunsets to mitigate any additional damage to both renters and their housing providers and is appropriate given the trajectory of both the COVID-19 health crisis and Nevada’s economic recovery. The expiration will also allow housing providers to discuss and execute flexible payment plans, making payment plans, not eviction plans.”

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.

LAS VEGAS, NV – With only days remaining before it was slated to come to an end, the Centers for Disease Control and Prevention (CDC), under the direction of the Biden Administration, announced Thursday that they would be extending the national eviction memorandum for one more month – from June 30 to July 31 – to assist millions of tenants facing eviction due to nonpayment of rent during the COVID-19 pandemic, stating that “this is intended to be the final extension of the moratorium.”

The CDC first issued the eviction ban in September 2020 under former President Donald Trump, and it was originally supposed to last until the end of 2020. However, it has been extended three times; once in December 2020 by Congress, and twice more – in January and March 2021 – by the Biden Administration.

The remaining month, according to the Biden Administration, will be used to massively step up the distribution of nearly $47 billion in available emergency rental assistance funding; a process that, up until now, has been going far too slowly, reports say.

Currently, 6.4 million U.S. residents report being behind on their rent, and 3.2 million are facing eviction, many due to financial hardships incurred during the COVID-19 pandemic, according to a survey conducted by the U.S. Census Bureau.

However, the move to extend the moratorium at the last-minute was decried by landlords and property managers across the nation. Landlords – many being small mom-and-pop operations with limited means –  have been monetarily devastated for the last year by federal mandates that have compelled them to provide free room and board for their tenants, some of whom are financially viable but are actually taking advantage of the eviction ban and simply refusing to pay rent.

Some landlords have challenged the authority of the CDC eviction moratorium in court. Currently, there are at least six major lawsuits that are ongoing, with three judges ruling in favor of the eviction ban and three ruling against it; all six cases are currently in the appeals process.

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.

LAS VEGAS, NV – According to reports, the prices in the Las Vegas rental home marketplace continue to climb amid the recovering local post-COVID economy, and are now ranking among the fastest increasing in the United States.

May saw rental home prices soar as demand remains very high and supply still very low; those factors, combined with the rapidly-recovering Nevada economy, means that there’s people out there with money who want to rent properties, and prices are always set by demand.

The average rent of a Las Vegas home increased year-over-year in May a whopping 17.3 percent, with April showing an 11.3 rate gain over the year before as well, illustrating consistent month-to-month growth.

Las Vegas is now tied with Riverside, California for the second-fastest rising home rents, behind only Phoenix, Arizona, which experienced a rental rate increase of 17.7 percent in May.

Competition for what rental properties there are is fierce, and often realtors are noting that people are filling out multiple rental applications and are nonetheless having a difficult time actually closing a deal with landlords.

During the COVID-19 pandemic, the rental market in Las Vegas initially suffered, but as vaccine distribution has stepped up and more and more of the country has been inoculated, the recovering economy has fueled increased demand for rental housing. However, landlords are also seeing increased competition from the home-buying market due to lower-than-average mortgage rates available driving sales to a higher level than usual.

But this home-buying frenzy has also helped the rental market as well, since many new homeowners may still need a place to live until their home is ready, and would turn to short-term rentals to satisfy that need.

Other factors driving the Las Vegas rental market are people who moved to the Southern Nevada region for its cheaper cost of living to work remotely during the pandemic.

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.

LAS VEGAS, NV – According to reports, when the federal eviction moratorium imposed by the Centers for Disease Control and Prevention (CDC) expires at the end of this month, at least 100,000 Nevada residents – and with some estimates placing that number as high as 140,000 – are facing being legally removed from their dwellings due to non-payment of rent.

Nevada’s eviction moratorium ended on May 31, at which time landlords and property managers throughout the state began filing paperwork for evictions that will begin to progress through the court system en masse when the CDC moratorium ceases as of July 1.

Clark County has confirmed that they have distributed approximately $110 million in rental assistance, and has noted that more money would have been sent out to renters except for the fact that many applications that the county received were submitted with errors that require correction before funds can be released.

Kimberly Ireland, a Las Vegas renter who has only recently returned to work at a resort on the Las Vegas Strip, significantly behind on her rent to a small, mom-and-pop landlord who she says has been “gracious and kind” throughout the COVID-19 pandemic when record-breaking unemployment was at its worst.

However, the landlord has reached the point where they want the property back so they can rent it to a party capable or paying rent, which Ireland said she understands at this point.

“It’s heartbreaking,” she said. “We’re forced into this. It’s not by choice.”

Assemblywoman Brittney Miller (D-Las Vegas) recently stated that she supported a bill that was recently signed into law that helps smaller landlords who might be left out of federal relief programs and pauses pending eviction proceedings once a person applies for rental assistance. However, if a renter receives an eviction notice and does nothing, the eviction will automatically go through by default.

“Maybe the United States didn’t hit depression numbers when it came to unemployment, but Nevada did,” Miller said.

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.

LAS VEGAS, NV – According to reports, Cadence – a recently-built master-planned community located within the city of Henderson – has been the center of a number of new building efforts recently, with several developers hard at work constructing apartment complexes and tracts of rental homes to satisfy Las Vegas’ ongoing need for housing amid the end of the COVID-19 pandemic.

Already one of the top-selling locations in Southern Nevada in terms of new single-family homes, rental developers are now making their presence felt in Cadence; Scottsdale, Arizona-based The Wolff Company are planning to build a 388-unit apartment building, and A.G. Spanos – headquartered in Stockton, California – has a 265-unit apartment complex in the works as well. Both projects are expected to break ground either this year or in early 2022.

In addition, a tract of single-family rental homes was recently opened in the community by American Homes 4 Rent, a real estate investment trust based in Calabasas, California; several tenants have already moved in, reports say.

With the COVID-19 pandemic seemingly on its last legs as vaccine rollout continues, the rental scene in Las Vegas and its surround communities is on a state of constant flux; the need for rental housing options is greater than it has been in years as the local economy continues to recover, but the impending end of the federal eviction moratorium looms at the end of the month, it us unknown how many residents may be facing eviction.

While developers may be working at a fever pitch at the moment in order to satisfy demand, it still remains to be seen how many pre-existing rental units may eventually be opening up after potentially thousands of eviction proceedings kick in come July 1.

Until that question is answered, one thing remains certain – currently, Las Vegas residents are renting apartments and houses at record paces, rents are increasing at some of the fastest rates in the United States due to demand, and more and more developers are working on rental projects.

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.

LAS VEGAS, NV – Courts in Las Vegas are steeling themselves for a massive influx of eviction cases as the eviction moratorium set by Governor Steve Sisolak finally came to an end as of May 31, with thousands of local residents who may have lost their income due to the COVID-19 pandemic shutdown facing expulsion from their homes after months of not making good on their rent, reports say.

A large number of Nevada residents have applied for rental assistance via CHAP, the county’s housing assistance program, but many have either been denied and are appealing or are still awaiting a decision on their eligibility. But regardless, no one can anticipate how large the upcoming number of evictions will be in the coming days now that the clock on the state eviction ban has run out.

Las Vegas Chief Judge Melissa Saragosa noted that it’s impossible to anticipate how many eviction cases will be filed in the upcoming weeks after over a year of landlords being forced to essentially provide free room and board for people while running their own bank accounts dry.

“It’s really hard to say,” he said. “I mean, we’re doing the best to be prepared and have the capacity to hear cases, but without knowing exactly how many cases are coming in, that’s very difficult to say.”

Prior to COVID-19, the caseload for evictions at the Las Vegas Justice Court was approximately 30,000 cases a year; however, with the vast number of anticipated cases that are expected to be filed as of June 1, that number is expected to be eclipsed very shortly, especially with the move on the part of city government to a remote eviction filing system.

“We’ve changed our model from a very in-person driven process to one that’s working online,” Saragosa said, noting that while a backlog is expected due to huge demand, extensive preparation means that it’s expected to be measured in terms of weeks and not months.

“I don’t anticipate anything even remotely close to six months!” he said. “We’re cross-training all of our legal office assistants, our legal office specialists, we’re cross-training those individuals to help us process the eviction paperwork. We also have additional courtroom space that we’re able to dedicate to hearing just evictions.”

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.

LAS VEGAS, NV – Finally moving out of your parent’s place into the big bad world? Naturally, you’ll have more responsibility, and will have to look out for yourself more. You’ll need to learn about things like paying bills you’re not used to paying for, and that you should always read any paperwork you’re given before signing it. 

Being smart with your money, budgeting wisely and not spending more on your rent than you realistically can are great ways to start strong in solo life. It’s also important to stay away from scams and frauds. Never pay for an apartment you haven’t had a chance to tour, and always be careful about who you’re doing business with. 

If all these tips are confusing you and you’re not really sure what to do, don’t worry. Here are some of our top tips for renting your first apartment. 

Know Who You’re Dealing With 

Unfortunately, there’s no shortage of scammers and criminals in the real estate world, and you don’t need anything much except for money to be a landlord. That said, it might not always be safe to trust landlords to be who they say they are, or even about the history of the property. 

If you’re renting a place with someone you don’t know well, get in touch with a provider of landlord background check or any similar service so you can verify the authenticity of your future landlord’s claims and find out if there’s anything fishy going on with the property. 

Don’t Pay Too Much Rent 

Obviously, you don’t want to rent a property for above market value, but you also don’t want to rent one that’s nicer or more expensive than you can afford. Ideally you shouldn’t be spending any more than 30% of your gross income on rent, and be smart about your savings. 

Be careful about how much you’re paying and if utilities are included in the package or not. Sometimes bills like water and electricity come out of your rent payments, and other times they don’t. It can even be possible that you need to pay some of the utilities and bills yourself because they’re not included in a “utilities included” rent package. 

Consider the Parking Situation 

Parking spaces aren’t always ideal in all places, and if you’re getting a cheaper than usual deal for an apartment it may be because it comes with some hidden cons. Check if any parking space is available nearby, and if the parking lots are safe. The last thing you want is to get mugged or attacked while you’re getting out of your car and heading for your home. 

Make Friends with Your Neighbors 

Your neighbors and the people who are living in the area are by far your most trusted source of information on what it’s like to live in the area, you also need to know who you’ll be living around to make sure there won’t be any problems – particularly if you belong to a marginalized community. 

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.

LAS VEGAS, NV – As the last days of the eviction moratorium tick away until the end of the ban finally occurs on May 31, lawmakers in the Nevada State Assembly have announced a new bill which, if passed and signed into law, would delay eviction proceedings for some tenants, reports say.

Assembly Bill 486 would mandate a pause to any eviction if the tenant in questions is in the process of acquiring funds from rental assistance programs, or if the landlord has refused to accept payments from rental assistance programs.

Nevada Governor Steve Sisolak has previously stated that he would not extend the eviction moratorium again once it runs out at the end of this month. A federal eviction moratorium – set into place by the Centers for Disease Control and Prevention (CDC) – is slated to end on June 30 if ongoing court challenges are unsuccessful in overturning it, and lawmakers are marketing that date for their bill’s provisions to come into force, if passed.

Bill 486 would also set up a $5 million fund from federal money that would be offered to Nevada residents in the form of rental assistance, with an additional $165 million coming from the congressional American Rescue Plan shortly afterwards.

In addition, the bill would also form a nonprofit called Home Means Nevada that will allow smaller-mom-and-pop landlords whose tenants have not paid their rent to directly apply for rental assistance themselves. Eligible landlords would have to earn less than $4 million a year in gross income from their combined rental properties, and they must own a single-family home.

The aim of the bill, according to lawmakers, is to stave off a massive flood of anticipated evictions in Nevada once the state and federal eviction moratoriums finally come to an end, with Governor Sisolak stating that the passage of this legislation is “critical.”

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.

LAS VEGAS, NV – When you combine a relatively small amount of rentals with ever-increasing demand, only one thing is certain: princes are going to go up and up, and that’s exactly what they’re doing in Las Vegas, Nevada, according to recent reports.

A new study indicates that rental prices in the Southern Nevada region are rising at one of the highest rates in the United States, with real estate professionals noting that demand is the strongest it’s been in years, while the amount of rentals feeding that demand is shrinking by the day; “unprecedented” is the word that is being utilized the most recently in terms of the Las Vegas rental marketplace.

Home rental prices in Las Vegas in April 2021 have increased by over 11 percent from the same period of time one year ago, with an average rent rate of $1,460 per month, as per a Zillow report.

Las Vegas ranks fourth nationally in terms of rent growth, behind only Memphis, Phoenix, and Riverside; these four cities far outpace the year-over-year national average rental growth of three percent, reports say.

The COVID-19 pandemic, and the subsequent “work from home” culture that it spawned amid lockdown orders, have fueled a very real need for rental units and homes in the Southern Nevada region, especially among those who have required a temporary place to stay while awaiting availability among the fierce competition for Vegas’ limited for-sale home inventory.

In response to demand, at least 50 percent of landlords have raised their rental rates in recent weeks, as opposed to pre-pandemic levels, where that number would typically hover only in the 20 percent range at most.

Landlords are not concerned about tenants leaving due to high rents as they would have been before the advent of COVID-19; after all, with the faster-than-expected revival of the local economy and job market, a rental unit staying vacant for long is not something any local landlord worries about any more due to the “incredible” demand.

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.

LAS VEGAS, NV – A bill that would have increased protections for renters in Nevada has apparently failed to clear the State Assembly and is essentially considered “dead,” according to reports.

Senate Bill 218 would have required a three-day grace period before landlords or property managers could have charged a tenant fees for a late rent payment, in addition to putting limits on “hidden” rental fees and setting limits on when landlords could collect rental application fees.

The bill cleared the State Senate on April in a vote along party lines, but then languished in the Assembly’s Commerce and Labor committee, where it was eventually confirmed by Democratic Assemblywoman Sandra Jauregui , the Chairwoman of the committee, that it would not receive a hearing.

Lawmakers had previously passed a series of tenant protections in 2019 that capped rental late fees at 5 percent and extended timeframes for evictions, resulting in backlash from property owners in Las Vegas; when similar opposition appeared surrounding SB 218, attempts were made to tone down some of its provisions, but landlords argued that the new laws would cause “havoc and chaos” and that the bill was “an overreach.”

SB 218 is the latest of several pieces of legislation that have failed to pass that would have afforded more protections to renters, especially when it comes to affordable housing options. There are some rumors that lawmakers believe too many housing bills are being introduced this session, a situation that is only being more complicated by the ongoing housing crisis brought about by the COVID-19 pandemic.

However, Assembly Bill 308, sponsored by Assembly Speaker Jason Frierson, also attempts to introduce similar tenant protections – including grace periods on late rent – but is considered much more moderate than SB 218 was; the new bill has been approved both by Nevada Realtors and the Nevada Apartment Association.

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.

LAS VEGAS, NV – As if Las Vegas landlords weren’t already beset with pandemic-related issues involving numerous tenants either behind on their rent – or, thanks to ongoing eviction moratoriums, not paying at all – now a troubling new trend has seen woes increase further- renters basically trashing their homes while in the process of leaving, according to reports.

Fox 5 Vegas reported on a recent story that landlords are finding all-too-familiar; a small, mom-and-pop landlord who had been renting out a house to a tenant who, at the start of the pandemic last March, simply stopped paying rent altogether. Some eventual funds came in courtesy of the CARES Act Housing Assistance Program (CHAP) which provided relief in December, but soon dried up, and the tenant, protected by eviction bans, refused to pay rent, leave, or even communicate on a potential compromise.

The landlord, a single woman who had plans to eventually retire in the home, instead decided to sell, filed an unlawful detainer, and the renter finally moved out; however, what they left behind was heartbreaking. Trash everywhere, fixtures ripped out, profane graffiti scrawled on the walls; even the refrigerator was wedged halfway up the staircase, blocking off the second floor.

She estimated the home has sustained as much as $10,000 in damages.

National Association of Residential Property Managers (NARPM) Southern Nevada President Joshua Campa noted that this landlord’s story, sadly, is not unique these days, due to tenants taking advantage of COVID-19 era renting rules that favor renters over owners.

“Most of our move outs have been the worst we’ve ever seen,” he said. “Once you negate one aspect of the contract, the tenant thinks it’s free game. They’re like, ‘we don’t have to listen to any of the other rules anymore.’ The people who didn’t pay at all and destroyed property, it appears those are people that took advantage of the system, because they never reached out to us.”

Damage left behind by tenants is often a surprise, since landlords and property managers are also unable to conduct inspections due to the pandemic

The Nevada eviction ban ends May 31, which means that paperwork for evictions can start being filed; however, the actual evictions themselves cannot be carried out until ongoing court proceedings over the federal CDC eviction ban – originally slated to end June 30 – are settled.

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.