Because commissions are negotiable, our Broker will be happy to discuss our very competitive commission structure with you. You'll be pleased to know we do not charge:

• Set-up Fees
• Leasing or lease renewal fees
• Management fees while your unit is vacant

We guarantee - you'll receive outstanding value from New Valley Real Estate Management, Inc.

We do not use a tenant-screening agency. We personally verify current and previous employment and income information as well as current and previous landlord and rental information. We run a credit check, and conduct a personal interview with the applicant(s). We want to ensure that each approved applicant has the financial means to pay the rent, has a history of responsibility in paying bills and rental obligations, and has a track record of caring for properties he or she has previously occupied.

Our rental agreements are very comprehensive and have been written in easy to read, "no misunderstanding", plain English. Very rarely are there disputes over lease terms. We take time with the tenants as they read the contract thus enabling them to receive answers to any questions they may have. We are proud of our excellent Landlord/Tenant relationships which actually begin at the screening process and continue into the lease signing process and beyond. We will also prepare addendum reflecting additional terms requested by you and, of course, all disclosures as required by Nevada Revised Statute.

We close the books on or about the 15th of each month. At that time we mail you your owner draw, a statement of funds received and dispersed and a copy of any repair bills. At the end of the year you will be sent a 1099 and a year-end statement to assist you with your tax preparation.

• Collection of Rents
• Payment of Bills
• Interfacing with tenants
• Correction of breach of contract issues
• Serving of Legal Notices either through our office or via the East Fork Constable of Douglas County
• Supervising repairs
• Leasing after vacancies and lease renewals
• Property reviews (at time of move-in, periodically during occupancy, and scheduled drive-by reviews)
• Computerized accounting
  

Various factors determine the amount of rent your property will warrant. Where the property is located (how close to markets and schools)? What is the general condition and cleanliness of the property? What time of year will it be available? How many bedrooms and baths does it have? Is there a garage? Does the property have air conditioning? Is there landscaping and is lawn maintenance included? Once we have visited the property and compared it to similar properties we will suggest a rental amount we feel is appropriate. The rental amount will be your ultimate decision but remember - the amount of your mortgage is not a factor in determining your home's rental value.

Some companies charge tenants for repairs up to a certain dollar amount - such as the first $75. This causes maintenance items to go unreported and not discovered until the tenant moves out. Or worse, tenants attempt to make repairs themselves without having the necessary skills to do so. We prefer our residents feel comfortable reporting maintenance items so that we can make sure they are taken care of in a workmanlike manner. If any damage was due to tenant error, they will be charged back for costs.

All of the contractors we use are licensed, bonded and carry workman's compensation insurance. When in-house maintenance persons are utilized they will be covered under our broker’s insurance policy. This work will always be done at or below contractor prices and their work will be guaranteed for 12 months.

When major maintenance or repair items are warranted (such as painting or carpet replacement) we will obtain your approval of bids we have obtained prior to proceeding with the work.

First of all, good tenant-screening prevents the majority of legal disputes. If a problem does arise, Nevada Tenant-Landlord laws are very fair to all parties. For non-payment of rent the process is very swift. Eviction can be accomplished in less than two weeks. We handle the serving of most notices ourselves. In difficult situations we hire the local constable to serve legal notices. If service of a legal notice is prompted by tenant misconduct, all costs become a charge to the tenant.