Frequently Asked Questions

• Why should I choose your company to manage my rental property?
  1. Because we do what we say we will do.
• How long have you been in the residential property management business?
  1. 1984
• Do you also sell real estate?
  1. Rarely. Our agents occasionally have a long term personal client that doesn't want to deal with anybody else, but our main thrust is always the management of the properties under our care.
• How many properties do you manage?
  1. +/- 550. We have four property managers plus six back-up personnel to cover the work load on that many properties.
• Do you have a professional designation in property management?
  1. ARM (Accredited Residential Manager) and CPM (Certified Property Manager) with the Institute of Real Estate Management.
• How will I know when there is a vacancy?
  1. You will be mailed a notice when we receive the thirty day notice to vacate from the tenant. You should contact your property manager shortly in advance of the vacancy date to verify the date you need to turn on utilities.
• How do you advertise that vacancy?
  1. Realtor's Multiple Listing, and three other web sites.
• How long will it take to rent my property?
  1. Depends on how competitive it is. We will tell you what we think it will rent for and list it for whatever you tell us to. If it is competitive it should rent within thirty days. If it doesn't rent the price needs to be lowered or repairs made until it does rent.
• How do you feel about allowing or not allowing pets?
  1. Roughly 70% of Americans have pets so it makes economic sense to accept the pet and charge a pet deposit. New carpeting is often less expensive to replace than letting a property sit vacant. If the owner says no then that is what we do.
• What is your screening process for prospective tenants?
  1. First a credit check, second the last two pay stubs from everybody on the lease, third a referral from their landlord stating if there have been any late payments, returned checks, legal problems, and if they would re-rent to them.
• How much do you collect at move-in?
  1. We charge the tenant a $50 administrative fee to qualify them, a security deposit equivalent to one month's rent plus $200 based on credit profile, and the first month's rent.
• How much do you charge for monthly management?
  1. 10% of the rental income for a single property and 8% for three or more properties owned by the same person.
• What are your leasing fees and what do those fees include?
  1. There is a $300 leasing commission every time we have to re-rent a property. This includes the fee paid to the real estate agent who showed the property and the work we put into lease signing, etc.
• Do you charge a set up fee and if so, how much will it be?
  1. We charge a $300 set up fee and use it pay the leasing commission and initial work to set the property up for rent.
• Are there any other charges throughout the year? If so what are they?
  1. If we have to go to court on your behalf there is a $50 charge to cover the property manager's expenses.
• What happens if the tenant doesn't pay their rent on time?
  1. If rent is not paid by the end of the first business day, a 5-Day Pay or Quit notice is posted. They are also charged a late fee that is paid to Southwest Management Group, Inc.
• How much does a basic eviction cost?
  1. Usually between $100 and $150 depending on how far the constable has to travel to do the eviction. Locksmith charges are in addition to the eviction costs. This also does not include the cost of the 5-Day Pay or Quit which the tenant pays.
• When should I expect my monthly cash-flow report?
  1. The cash-flow report is mailed on or before the tenth of the month depending on where weekends fall.
• When do you send my owner withdrawal check?
  1. This goes out with the cash-flow statement, or we offer a bank transfer directly into your bank account.
• Will I need to change my insurance?
  1. First, you will need to be sure that you have a landlord/tenant policy. Second, Southwest Management Group, Inc. needs to be named as additional insured.
• Who handles the late night problems and emergencies?
  1. We have a pager system which signals the property manager on call that night or weekend.
• What happens if the tenants break a lease?
  1. Tenants are charged for the balance of their lease or until a new tenant is found. If they don't pay the total amount owed is turned over to a collection agency for collection.
• How do you handle Home Warranties?
  1. Owners must present us with a copy of the warranty. Then, we add it to our list of properties with warranties. We will then call your warranty company for repairs when appropriate.
• Do you have a few current clients I can call for references?
  1. Yes. We try to call these owners in advance of your call to be sure they are still willing to talk to you.
• Who will be my contact person at your office?
  1. You can always call me and I will get answers, or you can call and ask for your property manager.
• What kind of training does your staff have?
  1. Every fee property manager in the state of Nevada must be licensed and permitted with the state. The rest of the staff is experienced in their field and with our policies.
• What kind of property management software do you use?
  1. We have been using Yardi for many years now. It was developed specifically for property management companies and has served us well.
• What is the amount of money you can spend on a problem without contacting me?
  1. $200 which is equal to the amount of reserve in your account.
• Do you show rentals on the weekends? What are your hours?
  1. We have leasing agents from other companies who show properties for us. They call prospects and make appointments for whenever it is convenient for the prospects.
• How do you advertise to get renters? Who pays for it?
  1. Currently, we advertise on the Realtors Multiple Listing Service (MLS), AHRN, and Craig's List. We pay any charges connected with them. If owners want any other forms of advertising we must have the money from you before we advertise.