How We Lease Your Las Vegas Rental

Las Vegas Rental Marketing Guide › Hand it to us

Our Lease-Up Process, Step by Step

Nine steps, one leasing specialist, and nothing you have to chase

Most owners who call us have already read about pricing, photos and showings. What they want to know is simpler: once they hand over the keys, what actually happens, and how will they know it is happening? This page answers that in order.

1. Agreement and Start Date

In most cases we can begin right away — often within a day or two of signing the management agreement. If the property is vacant, it moves straight into pricing and preparation. If a tenant is still in place, we plan the marketing around their lease end and the notice they are owed before any showing (see marketing an occupied rental).

2. A Rental Price Built From Comparables

Before anything is listed we run a competitive rental price analysis: current market data combined with our own knowledge of what is renting, and at what figure, in your part of the valley. The goal is the highest rent the market will bear without paying for it in vacant weeks. You see the number and the reasoning before it goes live. If you want to see it before you commit to anything, the free rental analysis is the same work.

3. Getting the Home Rent-Ready

Anything that would cost showings — an air conditioner that struggles, a dead yard, a stained carpet — is better fixed before photos than after a week of no-shows. We get competitive quotes from licensed, insured contractors, coordinate the work and keep you informed. Our rent-ready checklist sets out what we look at.

4. Professional Photos

We take professional, high-resolution photos of every home we market. In our experience, homes with professional photos rent much faster, because the photos decide whether a renter books a showing at all. What a good set includes is in rental listing photos.

5. The Listing Goes Out

The listing is written, priced and published through our property management software, which syndicates it to several websites, including popular rental sites such as Zillow and Trulia. It is kept current throughout — if something changes, the listing changes.

6. Inquiries and Showings

Your home is assigned to a dedicated leasing specialist whose only job during this stage is getting it rented. They answer calls, emails and texts in the morning, at noon, at night and on weekends; they show the property to prospective tenants with flexible scheduling; they check on the home while it is vacant; and they keep you posted. Response time matters more than most owners expect — a renter who waits a day for an answer has usually booked somewhere else.

7. Applications and Screening

Applicants apply online. Every application is screened against the same written criteria — credit, income and employment, rental history, background and eviction records — and checked for application fraud: false IDs, false pay stubs, false bank statements, jobs that do not exist and fraudulent landlord references. How the criteria are set is on tenant screening.

8. Lease and Funds

Our standard lease term is twelve months. Under the management agreement we sign the lease on your behalf as your agent, which keeps the final step fast, and the executed lease is available in your owner portal. The security deposit and first month’s rent are collected and held in the broker’s trust account.

9. Move-In Walk-Through

We do a physical walk-through at move-in and document the property’s condition; both you and the tenant receive a copy. That record is what protects the deposit when the tenancy ends — see move-in and move-out inspections.

What Is Guaranteed

These are set out in full on our guarantees page. The ones that apply to leasing:

• 21-day guarantee. If we are unable to lease your home in 21 days or less, your first two months of management are free.
• Leasing fee guarantee. You will never pay two leasing fees in the same twelve-month period. If the tenant does not stay twelve months, we find a replacement at no additional charge — the only exceptions are a federal military relocation or another early-termination right required by state law.
• Results guarantee. We do not get paid until you get paid.
• Response guarantee. If we do not respond to any communication from you within 24 business hours, that month’s management fee is free.
• Pet guarantee. Damage above normal wear and tear from an approved pet that the deposit does not cover is reimbursed, up to $1,000 per pet. Service and comfort animals are excluded under Fair Housing rules.

What You See Along the Way

You are not left waiting for a phone call. You approve the rent, you hear from your leasing specialist as showings and applications come in, and once the lease is signed the documents, statements and inspection reports sit in your owner portal. Packages and the lease renewal fee are on the pricing page.

Before You Decide

If you are still weighing how much help you want, leasing-only versus full management sets out what changes after the lease is signed, and why a rental isn’t renting is the place to start if your home is already on the market and sitting. Or call 725.276.1644 and ask us.