Leasing Only vs Full Management

Las Vegas Rental Marketing Guide › Hand it to us

Two Ways to Hand Over a Rental

Where leasing-only stops, and what is left on your desk when it does

Owners who are comfortable running a rental day to day sometimes ask whether they can hire someone only to find the tenant. It is a reasonable question. Finding the tenant is the part with the most moving pieces — pricing, photos, listings, showings, screening — and the part where a mistake is most expensive. But it is also the part that ends. The question is what you want to happen after it does.

What Leasing-Only Usually Covers

A leasing-only (sometimes called tenant-placement) arrangement generally runs from pricing to signed lease and stops at move-in:

• A rent recommendation from comparable rentals
• Photos, listing copy and syndication to rental sites
• Answering inquiries and running showings
• Taking applications and screening applicants
• Preparing the lease and collecting the deposit and first month’s rent

Then the keys, the tenant’s phone number and every problem that follows pass to you. Exact scope varies from company to company, so read the agreement rather than the brochure — in particular, who holds the deposit, who does the move-in inspection, and what happens if the tenant leaves early.

What Full Management Adds

Full management keeps going after move-in. For the properties we manage, that means:

• Rent collection every month, with late fees applied under the lease and Nevada law — see rent collection.
• Maintenance through tenant requests, coordinated with licensed, insured contractors, with you notified of repairs — see maintenance.
• Scheduled inspections with 360° photos taken by trained staff, plus move-in and move-out inspection reports.
• Accounting: monthly owner statements, bill pay and online access to every document — see accounting.
• Renewals, negotiated with the tenant, with you holding final approval of any rent increase. Nevada requires 60 days’ written notice of a rent increase for most tenancies, so renewal planning starts early.
• Enforcement, up to and including the Nevada eviction process if it is ever needed.

The Questions That Decide It

Where do you live? An owner across town can deal with a 2 a.m. water leak. An owner in California, overseas or on deployment realistically cannot — which is why out-of-state owners and military families on PCS orders rarely choose leasing-only for long.

Do you have vendors? In this climate the air conditioner is the system that fails at the worst moment, and in July a tenant without cooling is an emergency, not a scheduling question. If you already have an HVAC company that answers on a weekend, you have solved the hardest part of self-managing. If you do not, you have not.

Do you know the Nevada rules? Deposit returns within 30 days with an itemised accounting, 24 hours’ notice to enter, a 60-day notice for a rent increase, late-fee limits and, since 2025, a lease that must state rent as a single all-in figure. None of it is hard, but all of it is checkable, and getting it wrong can cost more than a year of fees. The Nevada landlord-tenant law guide covers it.

How much is your time worth? The honest comparison is not fee against no fee. It is fee against your hours, plus the cost of the mistakes a first-time landlord tends to make once. Property management versus self-managing walks through that trade-off in full.

The Licensing Point People Miss

In Nevada, anyone managing or leasing property for an owner needs a property management permit from the Nevada Real Estate Division, not just a real estate licence. That applies to a leasing-only service as much as to full management. Ask for the permit number and check it. Ours is PM.0145930, held alongside Nevada real estate licence S.0045930.

How We Handle It

Our published package is full management, and the leasing work inside it is the same work described on our marketing page: a competitive rental price analysis, professional high-resolution photos, syndication to popular rental sites such as Zillow and Trulia, a dedicated leasing specialist who answers calls, emails and texts mornings, nights and weekends, and screening that checks for false IDs, pay stubs and references. What is included is listed on the pricing page, and the leasing fee guarantee means you never pay two leasing fees in the same twelve months.

If you are set on handling the tenancy yourself, call 725.276.1644 and tell us what you need — we would rather give you a straight answer than a package that does not fit.

Next in the Guide

How we lease your rental sets out our process step by step. The cost of a vacant rental puts numbers on the weeks a slow lease-up costs. And the free rental analysis tells you what your home should rent for, whichever route you choose.