Straight answers to the questions we get every week

SMART offers management fee programs as low as 5.0% per month (special offering) and up to 10.0% plus depending on the type of property, location, and the number of units being managed for the owner. Our most common rate for single family homes is 8.0% of rent collected per month. There are no hidden line items. The quickest way to a number is the free rental analysis: tell us about the house and you get both the rent it should earn and a management quote, usually within one business day.

Single family homes, condos and townhomes are SMART’s forte. Duplexes, fourplexes, multifamily and commercial are considered on a case-by-case basis.

By ACH, straight to your bank account, with a monthly statement showing every dollar in and out. You can see the same statements, repair invoices and year-end tax documents any time in your owner portal.

Rent is due on the first of the month. There is a four-day grace period; if nothing has been paid by then, we serve the notice Nevada law requires and follow the process through. You are not the one making that phone call.

Every adult applicant is screened against the same published rental qualifications: a minimum credit score of 650, no evictions in the past five years, no unpaid utility collections, verifiable income of at least three times the rent, six months with the current employer, three years of verifiable rental history, and a criminal background check. Applications between 500 and 600 go to the broker for review; below 500 is declined. We want a good tenant as much as you do, because a bad one costs us both far more than an empty month.

Tenants send requests by email, or through the website. Work goes to licensed, insured technicians we have used for years. Anything above the $500 owner reserve comes to you first for approval, and every invoice appears on your statement and in your portal. Genuine after-hours emergencies go to our emergency phone so a burst pipe is handled immediately, and you will hear from your Property Manager the next day, regardless of cost.

Yes. A standard homeowner’s policy generally does not cover a home you no longer live in; you need a landlord (rental dwelling) policy, and your agent can convert the existing one. Separately, we require every tenant to carry renters insurance and to show the declarations page before they sign the lease, so the tenant’s belongings and liability are covered on their side.

The condition of the home is recorded photographically in detail before a tenant moves in, and a Property Condition Report, signed by the tenant, is added to the file for comparison when the tenants move out. That record is what makes the deposit accounting fair to everyone and defensible if it is ever questioned.

YES. SMART is a licensed brokerage as well as a property management company. When owners decide it’s time to sell, we offer discounted commission rates as a thank you for allowing us to manage your property.

The whole valley: Summerlin, Henderson, North Las Vegas, Centennial Hills, the southwest and the communities in between. For more information check out the areas we serve page.

Online, through our application page. It takes about ten minutes. The application fee is $85 per adult and is non-refundable, and every adult who will live in the home applies. Have your landlord references and income documents ready; the application asks for them.

Our published minimum is 650. With a score of 600 or higher most tenants pay a security deposit of one and a half months’ rent. Between 500 and 600 the application goes to the broker, who may approve it with a larger deposit or a higher rent. That offer is take-it-or-leave-it. Below 500 we cannot approve the application. The FICO sheet explains it in full.

Three times the monthly rent, verifiable, with at least six months at your current employer. If your credit is weaker but your income is strong, four times the rent. Self-employed or retired? Signed tax returns, CPA statements or bank statements work.

Many of our homes do. Pets must be 30 pounds or under, two at most, and no breeds classed as dangerous; no ferrets, snakes, or dangerous, poisonous or illegal animals, and no aquarium over ten gallons. Each pet needs an application for pet approval before it moves in. Service animals are of course accepted with the proper documentation.

If you want a home taken off the market while your application is processed, a holding deposit does that. It is applied to your security deposit when you sign the lease, and refunded within five business days if the application is declined. If you are approved and then do not sign, it is kept.

Online, through Zego, by bank transfer or card. Zego charges its own processing fee: about $3.04 for a bank transfer and 3.60% for a card, so bank transfer is the cheaper way. Rent is due on the first of the month with a four-day grace period.

Use the maintenance request form. It takes two minutes, and it goes straight to the office. For a genuine emergency after hours, such as water you cannot stop, call the emergency line on that page instead of waiting for the form to be read.

Usually not at our cost. Clogged toilets, drains, sinks, showers and tubs are the tenant’s responsibility under the lease. Keep a plunger handy, and if it needs a plumber, the plumber must be licensed, bonded and insured and the bill is yours. If a plumber finds something more serious in the pipes themselves, that comes back to us and we take it from there. The same applies to dryers: clean the lint trap every load. A dryer that fails because the vent was never cleaned can be charged to you. All broken glass and mirrors are also the tenant’s responsibility under the lease.

Power and water in your name (gas too, if the home has it, with the appointment booked), renters insurance with the declarations page in hand, and a copy of your driver’s license. If any of it is missing the signing is rescheduled, so use the tenant checklist.

Yes, before you sign. It covers your belongings and your liability; the owner’s policy does not. Any insurer will write it.

In writing, at least 30 days ahead, on the 30-day notice form. Rent continues until the keys are handed back. Leave the utilities on for three days after you go, take everything with you, and give us a forwarding address. Any deposit refund is mailed there within 30 days of move-out, as Nevada law requires, after the home is checked against the condition report you signed on the way in.

It depends on the city the home is in. The utilities section of the tenants page lists power, gas, water, sewer and trash for Las Vegas, North Las Vegas and Henderson with phone numbers.

Call (702) 750-9725, Monday thru Friday, 9 to 5. A person answers. Every member of the team has a direct extension on the about page.