Simply call the office at (702)-617-0000. We’ll review your property, discuss your goals, and create a management plan that suits your needs.
Frequently asked questions
Are there management/other fees when my property is vacant?
We charge a $125 vacancy fee when your property is unoccupied because our work doesn’t stop during this time. While vacant, we coordinate cleaning and repairs, market and show the home, and perform regular property checks to keep it safe and “show-ready.” This helps us lease your property faster while protecting your investment along the way.
How will my property be advertised?
We market rental listings across 30+ major platforms to maximize exposure. Key sites like MLS, Zillow, Trulia, HotPads, and Rentals.com generate most leasing traffic. In addition, our team of professional showing agents ensures your property is shown quickly and efficiently to qualified prospects.
How do you screen potential residents?
We use a comprehensive screening process to protect your investment and place reliable residents in your property. Every applicant goes through:
- Credit check – to evaluate payment history and financial responsibility
- Background check – including criminal and eviction history
- Income verification – confirming employment and ability to afford rent
- Rental history – contacting previous landlords to ensure a positive track record
- Fraud prevention – using advanced tools and verification steps to detect fake IDs, altered pay stubs, and other fraudulent applications
Our goal is to place qualified residents who will pay on time and care for your property, while minimizing risks from today’s rising application fraud.
Who sets the rental price for my property?
We don’t just guess your rental price—we use strategy and market data to get it right. Our team conducts detailed market analysis, reviewing comparable properties, neighborhood trends, amenities, and current supply and demand. Sometimes we’ll list slightly more aggressively to test the market, and if it doesn’t generate the expected interest, we adjust quickly to maximize traffic and minimize vacancy. By staying on top of market shifts in real time, we’re able to set an optimal rate that balances competitive pricing with shorter vacancy periods, ensuring you get the best possible return.
How much owner reserve do you require?
The owner reserve fund is a small amount of money we hold in your account (minimum $400, depending on the property) to cover unexpected or routine expenses, such as minor repairs or utility bills. This money always belongs to you—it simply allows us to address issues quickly without having to wait for additional funds, keeping your property well-maintained and your residents satisfied.
How are maintenance requests handled?
Keeping maintenance costs manageable while ensuring quality work is a top priority. We’ve built a trusted network of vendors in Las Vegas who deliver excellent service at competitive rates. To streamline the process, we use Property Meld, an automated platform that connects residents, vendors, and our team with real-time updates, automated scheduling, and performance tracking—making maintenance faster and more transparent.
Any repair exceeding $350 requires prior owner approval, unless it’s an emergency situation where immediate action is necessary to protect the property, preserve safety, maintain essential services, or comply with the law.
How do you address repair requests after hours or on weekends?
We respond to emergency repair requests 24/7 to protect your property and ensure resident safety. For non-emergency requests, our team addresses them the next business day. Whenever possible, we first try to troubleshoot issues over the phone to resolve the problem and help avoid the cost of an unnecessary emergency trip.
How and when do I get paid?
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.
Can Orange Property Management handle payment of my property bills?
Yes! With a small additional fee, we offer comprehensive financial management services, including payment of recurring expenses such as insurance, mortgage, and homeowner association (HOA) fees. We manage a dedicated account in your name, ensuring all payments are made on time, provided there are sufficient funds available. If your account balance runs low, we’ll proactively notify you in advance to prevent any disruptions. Our goal is to streamline your property ownership experience by handling essential payments efficiently and keeping your investment stress-free.
Do you work with home warranties?
We can work with your home warranty company and handle submitting work orders, scheduling repairs, and paying invoices on your behalf. There is a $50 fee per work order to cover the additional coordination this requires.
It’s important to know that warranty repairs often take much longer—because of the extra steps involved. In addition, warranty companies usually assign vendors from their own network, and these vendors are not always the best or fastest option available. While warranties can save money, these delays and limitations may cause frustration for residents, particularly with urgent issues like A/C repairs, which can also affect lease renewals.
We’ll always do our best to manage the process smoothly and keep both you and your residents informed every step of the way.
How do you communicate with me?
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 will my property be inspected?
We conduct thorough inspections at every stage to protect your investment and keep your property in great condition. At move-in, we complete a detailed checklist with the resident and document the property’s condition with high-quality photos for your records. At move-out, we perform the same meticulous inspection—this time without the resident present—so you have a clear and unbiased report.
In addition, we conduct biannual inspections for properties with pets and a lease renewal inspection to ensure residents are taking proper care of the home. For added peace of mind, we can also arrange specialized inspections upon request for a nominal fee.
What happens if a resident doesn’t pay rent?
We take non-payment seriously and have a clear process in place to protect your cash flow. If rent is not received, we begin with reminders and late fee enforcement. If payment is still not made, we promptly serve a 7-day notice to pay or quit, as required by Nevada law. Should the resident remain non-compliant, we move forward with legal action to regain possession of the property as efficiently as possible.
Throughout the process, we handle all communication with the resident and attorney (if needed) and keep you updated every step of the way. Our goal is to minimize loss, reduce downtime, and keep your rental income steady.
What if my resident needs to be evicted?
While evictions are rare, we are fully prepared to handle them in strict compliance with Nevada state and local laws. Our team manages the entire process from start to finish—serving notices, coordinating with attorneys or attending courts when necessary, and keeping you informed at every step.
Evictions are included in our management services. Owners are only responsible for the direct “hard costs” such as court filings, notice fees and representation (if applicable). By overseeing the process for you, we minimize stress, control costs, and work quickly to restore your property to rental-ready condition.
Do you handle lease renewals?
We handle lease renewals with a strategic approach that balances maximizing your return with keeping great residents in place. Our team conducts a market analysis to determine the most competitive rental rate based on current conditions. We then negotiate lease terms, ensuring they align with your goals while remaining fair and attractive to the resident.
Before renewal, we also complete a property inspection to confirm the home is being properly maintained. By addressing both pricing and property condition, we help protect your investment, reduce turnover, and encourage long-term resident satisfaction.
What kind of reports will I receive about my property?
We believe in full transparency, and through dedicated online portal AppFolio you’ll always have easy access to your property’s financials. Each month, you’ll receive a detailed management statement showing income, expenses, and distributions. Expenses are backed up with attached invoices, so you can see exactly where your money is going.
At the end of the year, we provide annual expense reports along with all IRS-required tax forms to make filing easier. In addition, you have 24/7 access through the Owner Portal, where you can view historical statements, track payments, and download reports anytime you need them.
Under what terms can my contract be cancelled?
You may cancel for no cause with a 30-day notice- it may, however, be necessary to pay any associated cancellation costs- for example, the management fee for the anticipated months specified on the contract.
