Property Management Q & A

Property Management Q & A


Property Owners

Why should I work with Orange Property Management?

When you work with Orange Property Management, you are working with a team of professionals that will go above and beyond for you and your rental property needs. Our team has a well-deserved reputation for honesty and integrity and has been supporting Las Vegas property owners for years. Owning a rental property is a tremendous investment, and it is essential that you work with a property management company that has the experience and commitment to help you protect that investment – Orange Property Management is just that team. We manage around 400 properties with nearly $350,000 in monthly rental value.

We are proud members of the National Association of Residential Property Managers (NARPM®). NARPM’s have deep expertise and industry knowledge to offer the best possible property management services in the industry. The National Association of Residential Property Managers (NARPM®) is the only national organization dedicated to the professional management of single-family homes and small multi-family investment property.

We are also proud to call ourselves REALTOR®s. There is a difference when using a REALTOR®. REALTOR® is a registered collective membership mark that identifies a real estate professional who is a member of the National Association of REALTORS® and subscribes to its strict Code of Ethics.

Finally, we are also very proud of our A+ rating from the Better Business Bureau (BBB), and we fully abide to the BBB Standards of Trust.

 

What sets Orange Property Management apart from other companies?

We offer hassle free property management. We manage your rental property as our priority, with both care and expertise, and always with your best interests in mind. Most of our clients don’t have the time or desire to become expert property managers. That is who we are. We have extensive knowledge of Nevada Landlord-Tenant law, state and federal fair housing laws, disclosure requirements, tenant screening practices, rent collection, in-house maintenance and vendor contractor coordination, and lease administration – all of which are required for the successful management of residential rental property in Nevada.

Our Las Vegas office is open Monday through Friday from 9 am to 5 pm, and a member of our team is available to show properties seven days a week at any time. We have our own internal maintenance team available to take care of your property 24/7, and some of the best property managers in the Industry. Simply put, we offer Real Estate that’s refreshing. Try us, and you’ll agree!

 

Why should I hire a professional property management company to manage my rental property?

Rental properties can be a great investment for your financial portfolio. However, they are also a great investment of your time, which is not something most people have a lot of. The best way to protect your financial investment is to partner with a property management company, so you have a team of highly qualified and experienced professionals dedicated to caring for your property.

Most of our clients don’t have the time or desire to become expert property managers.  They also do not have extensive knowledge of Nevada Landlord-Tenant law, state and federal fair housing laws, disclosure requirements, tenant screening practices, rent collection, in-house maintenance and vendor contractor coordination, and lease administration – all of which are required for successful management of residential rental property in Nevada.

 

A property management company can help you:

  • Manage the marketing of your property to reduce the number of vacancies
  • Manage the vetting process to ensure you have quality renters in your rental property
  • Manage the maintenance and repairs of your rental property keeping quality and budget in mind
  • Collect monthly rental payments and move-in deposits
  • Act as the first point of contact for tenants to answer questions and requests
  • Negotiate rental terms and agreements
  • Provide expert property management investment guidance

 

How do we market your property?

We have a professional and easy-to-use website where we have designed & placed rental web-based advertising on approximately 90 internet venues, including Zillow, Trulia, Hotpads, and others, while featuring your listing on our website.  We will list your rental property with photos, information, and a location map. During business hours, visitors are welcome to come out to our office and pick up a copy of our most recent rental listings. We handle rental inquiries and schedule showings of vacant properties seven days a week.

 

How can I know what my home will rent for?

Our professional and experienced property management team will do a thorough analysis to determine the rental value of your property. This analysis will consider the location, condition, and amenities of your property as well as the current rental market.

 

Why is a good credit history so important to Orange Property Management?

It has been our experience that renters with a good credit history are more reliable and responsible. It is our priority to put quality renters in your property, and therefore credit history is an important qualification for our approval process.  However, credit history is just the start of our through tenant screening process, which also includes income analysis, eviction history, criminal record, and tenant candidate interviews.

 

What actions do you take when a tenant is in breach of the lease agreement?

The first step after a breach has occurred is to post a legal notice giving the tenant a chance to rectify the violation. However, if the tenant does not take the steps to address the issue, we will elevate the situation by forwarding it to our attorney to proceed with an eviction.

 

Where are the security deposits held?

Security Deposits are held in a Trust fund specifically for this purpose. We fully comply with the provisions of Chapter 645 of Nevada Revised Statutes (NRS 645) and Chapter 645 of Nevada Administrative Code (NAC 645) set forth the responsibilities of real estate brokers about record keeping and the handling of trust funds.

 

When does an owner get his or her check?

As part of our process, we transfer “Owner Draws” (net rent) on the 15th of the month, which usually shows up in your account the following day. In most cases, we can either eCheck directly into your Bank account electronically, or we can send paper checks, if desired.  You will also receive a monthly Owner’s Statement.

 

Will I be kept informed about what is going on with my property?

Our team will keep you aware of any issues that may arise and will communicate with you throughout our partnership. We will respect your schedule and will contact you based on your communication preferences and how you want to talk with us. Basically, we tailor a communication style and the amount of communication around your preferences.

 

How often do you perform inspections?

We provide Tenant move-in and move-out property inspections, which are fully documented with our detailed electronic reports. Each time a new resident is preparing to move into your rental property, we will go through and complete a checklist alongside the resident. As we complete this process, we will document the condition of your property and provide you with a copy of the documentation, including pictures. We do the same during move-outs, but we do not do this with the tenants.  You will receive a completed inspection report and color photos.  We also do two inspections per year with Tenants with pets.  For a nominal fee, we do offer other extraordinary inspections too.

 

How are maintenance requests handled?

To make maintenance requests as easy as possible for residents, we have a maintenance request form on our website and also on the tenant’s portal that can be filled out.  Residents may fax, or mail their requests to our office as well. Once we receive a request for repair or maintenance, we will contact the resident for clarification about the request and assess the exact nature of the problem. Once it is confirmed that there is a legitimate need for repair, we will schedule the work – usually within one business day. If the repair is for something like no hot water or air conditioning, we will usually schedule the maintenance the same day.

 

Are problems or repair needs addressed after hours or on weekends?

Yes. We are available to answer repair needs or troubles from residents 24-hours per day, seven days per week. If possible, we will try to address the trouble over the phone and spare the cost of an emergency trip.

 

Can Orange Property Management handle payment of my property bills?

Yes. We can pay recurring insurance, mortgage, homeowner fees, etc. We will manage an account in your name, and there must be sufficient funds in the account to cover the monthly bills. If your account is running low on funds, we will notify you in advance.

 

How soon could you start managing my properties for me?

We are able to start the process immediately and can schedule a meet and greet to discuss your property and management details as soon as you like. Give us a call!

 

Tenants

What is the process for applying to be a renter of one of your properties

Orange Realty Group strictly abides by the Federal Fair Housing Act, Nevada Fair Housing Law and principles of equal opportunity.  We open our doors to all, regardless of race, color, religion, national origin, ancestry, sex, marital status, source of income, physical or mental disability, familial status, sexual orientation, or gender identity/expression.

For you to apply to be a renter of one of our properties, you must first submit a completed application to our office. All questions must be answered and fields completed. Each proposed occupant 18 years of age or older must complete a separate rental application.  Our application processing fee is $75 per application, and must be paid before we will begin review of your application.  You may apply at our office in person, or on our electronically on our website at  http://www.orangerealtymanagement.com/vacancies/

 

What is the criteria for an application to be approved?

Based on a thorough background check (credit rating, payment history, NSF checks, eviction record, criminal record, rent to income ratio analysis, and possible interview, etc.) and the answers you submit on the application, our team will determine if you are the best qualified for the property you are applying to per the rating system we use to score your application. If you meet the most qualified criteria, your application will be approved. Your application/s will be approved or declined, and we will notify you of the outcome, which can take up to 48 hours.

The combined monthly income for all working members of the household should be at least two and a half times the monthly rent. This income must be verifiable. You must submit references from at least two prior landlords that you have rented from in the last two years. We may reject your application if you have ever been evicted or involved in a lawsuit for a lease violation. Your application may be rejected if your credit history shows unpaid debts. If you are able to get a third party to co-sign your lease, your application may still be approved even if you don’t meet all of the above criteria. We may reject your application if you have ever been convicted of a felony or misdemeanor.

 

What is covered by the $75 application fee? Why is it not refundable?

The screening process for prospective tenants takes time and resources. The $75 fee covers the cost of staff time and application report fee. For this reason, the fee is nonrefundable as it has been allocated to cover costs that we incur whether your application is denied or approved.

When you submit an application to our office, please bring your proof of income, social security card, and a picture ID.

 

What is a Guarantor?

When you have a third-party sign as a guarantor on your rental application, this person guarantees that you will meet all of the covenants and criteria of the Lease (i.e., you will pay rent on time, you will not damage the property, etc.) If you violate the Lease agreement, you and your Guarantor will both be held responsible. The Guarantor must submit an application and pass the screening process the same as you, however, their monthly verifiable income must be a minimum of four times the rent. They will be required to submit the $75 application fee as well.

 

What is the process to have utilities put into my name?

To start the process of switching utilities over to your name, you need to contact each individual utility company and let them know the day you first took over the property. For some companies, you may need to provide a copy of your signed lease agreement to prove you reside at the property before they will change the utility bill to your name. We are happy to supply you with a list of the utility companies in your area.

 

Where should I send my rent check?

For the first month’s rent and security deposit, which you need to submit in the form of certified check, money order, or cashier’s check, you need to hand it in when you sign your Lease. You will be asked for your rent and security deposits to be provided in two separate checks – one for rent and one for the Security Deposits.  These funds must remain separate to prevent co-mingling.  From then forward, your rent check will be sent in accordance with the specific details of your Lease agreement.

You may pay rent through your personalized portal, provided you provided an email address to us to set it up.  It provides various ways to pay your rent, put in work orders for maintenance, and provides your account information.

You have a choice, you can pay your rent online by choosing to pay by E-Check or Credit Card, and there is also an Electronic Cash Payments option.

To make an Electronic Cash Payment to pay your rent, you can take your cash and personalized PaySlip into a 7-Eleven or ACE Cash  Express and pay your rent.

Contact us for your personalized PaySlip and to find the most convenient payment locations

A $3.99 transaction fee applies to transactions up to $1,500 (the maximum transaction limit).

You can avoid all fees by drawing directly from your checking account by E-Check.

 

When is my rent due?

Rent is due on the first of each month and late if not received by midnight on the third. If we receive your rent payment the fourth of the month, you must include the late fee with your rent.  Late fees apply on the 4th, regardless of weekends or holidays.

 

What should I do to avoid late fees?

You can set up auto-draft payments from your checking or savings account, that are scheduled to come out no later than the 3rd of each month.

 

What steps should I take if I know my rent will be late?

Contact your Property Manager to discuss your situation and when you think you will be able to pay your rent. You will be responsible for paying the late fee still. However, it is better to be forthright than absent with your payment.

 

How can I have repairs done?

We have a professional and highly-trained team of maintenance professional in-house. You can use our online maintenance form found on your personalized portal to submit a work order request, email us at pm@orglv.com.

 

What types of maintenance do you have to pay for as a tenant?

Tenants are responsible for paying for the repair of any damage that you caused during the time you lived at the property. Some examples of these types of damage would be: changing smoke detector batteries, replacing light bulbs, repairing broken windows, repairing holes in the walls, etc. If you contact the maintenance department for a repair that you caused, you will be billed for the cost of labor and materials.  Please be aware, there is a minimum $75 service charge for all service calls during regular hours, and an afterhours service call charge of $100.

 

Do I have to pay for a plumber to come and unclog my toilet or sink?

If the cause for the clog was something outside of your control (i.e., tree roots, a damaged sewer line, etc.) then you would not be responsible for the charge, except for a service charge. However, if the cause of the clog was something that can be traced back to the household members, then you would be responsible for all the charges.

 

I was told that the maintenance team at Orange Property Management couldn’t complete my repair. Why?

Orange Property Management is a representative for the owner of the property. However, we are unable to authorize repair without permission as it is an expenditure that only the owner of the property can approve. Some reasons the repair may not be approved by the property owner include: we must contact a home warranty company before repairs are done, the owner prefers to do repairs himself, or the owner has a handyman he prefers to work with. While we are the liaison between the owner and the renter, we must follow the owner’s instructions.

 

Why did I get charged for missing an appointment?

When you submit a request for repair, we will reply with a window of time to expect a member of our maintenance team to come and complete the repair. If you are unable to be at your home during that window of time, you must arrange to have someone over the age of 18 to be available to let the technician in and make the repair. If the technician arrives at your home and no one is available – you will be charged for a missed appointment. If you know you will not be available for your scheduled appointment; you must call our maintenance team in advance and let them know so you can avoid the charge of a missed appointment.

 

Do I have to maintain renter’s insurance?

Orange Property Management is not responsible for damage to any of your personal property – regardless of the cause, any injuries sustained by you or your household members occurring in your rental, which were caused by your negligence. We strongly encourage tenants to maintain renter’s insurance to cover such things. We ask that you provide our office with a copy of your policy for our files.

 

What is the process for renewing my lease?

Once you have fulfilled your one-year lease agreement, your contract automatically switches to a month-to-month arrangement with a $75 fee. However, you can request a new lease from your Property Manager in advance of your one-year lease expiration date.

 

How can I take the name of a roommate off my Lease?

If anyone who is currently on the Lease will be vacating the property, they must submit a 30-day notice. This notice must state their willingness to waive all liability and right to the property. This may only be completed once your original Lease has run in full and is expired. Contact your Property Manager for more information and to learn details about this process.

 

Is there a way that I can get out of my Lease prior to the expiration?

This would constitute a breach of the Lease agreement and, in most cases, is not allowed. However, if you contact your Property Manager and discuss your specific circumstances, you may be allowed to break your Lease. In this situation, you are responsible to continuing paying the rent, and you will be required to be available to show your unit until a suitable renter is found. Additionally, you will be responsible for paying all the fees associated with marketing the property and finding a new tenant.

 

Is it possible to apply my security deposit to the last month’s rent?

No. Your security deposit is earmarked to cover the cost of maintenance and damage – it cannot be applied to the last month’s rent.

 

How soon after I move out will I get my security deposit back?

You will receive any security deposit owed within 30 days after move-out.

 

Can we have separate checks made to divide the security deposit amongst the roommates?

No. A single check for return of the security deposit will be made and will be payable to all the persons who signed the Lease.

 

How do I get my security deposit after I move out?

Once your Lease is fulfilled, and you have vacated the property, you will be required to provide our office with a forwarding address for where you would like the security deposit sent. If you do not do this, we will send your security deposit to the last known address and the USPS will forward it, if you have filed a forwarding address with them. If you do not submit a forwarding address to our office or file one with the USPS, we will hold your deposit until you contact our office and give us a forwarding address.