What Does a Property Management Company Actually Do? Behind the Scenes Look

A lot of people think property managers just sit back, relax, wait for the phone to ring, collect rent, and that's it. My name is Jorge Rodriguez, president of Americana Property Management in Las Vegas, and I want to show you what really goes on behind the scenes in property management.

Should You Hire a Property Manager?

Whether you own one property or twenty, there comes a point when managing everything yourself becomes overwhelming. At Americana Property Management, we typically help owners who:

• Own multiple rental properties and can't keep up with all the demands
• Live far from their Las Vegas investments
• Want their rental income to be truly passive
• Don't want to deal with hiring maintenance staff and contractors
• Can afford to invest 8-12% of their rental income into professional management

The cost of property management isn't just an expense - it's an investment in protecting your property and maximizing its value. Let me show you exactly what I mean.

How We Protect Your Investment

A lot of owners don't realize how much liability they take on when they self-manage. At Americana, we:

• Stay current with all landlord-tenant laws
• Use legally-sound lease agreements that protect your interests
• Handle evictions professionally when needed
• Document everything to protect you from false claims
• Maintain detailed records of all income and expenses
• Take care of tax documentation

Most importantly, we act as a buffer between you and your tenants. When there's a challenging situation - like late rent or lease violations - we handle it professionally so you don't have to be the "bad guy."

How We Find Qualified Tenants

The number one thing is making sure we find a qualified applicant for your home. At Americana Property Management, we market homes on over 50 websites, including:

• Zillow
• Trulia
• Realtor.com
• Apartments.com

We also list properties on the MLS and work with other realtors to show our homes. We've found that applications from realtors tend to be better because the realtor pre-qualifies them before showing homes.

Our Tenant Screening Process

When we receive applications, we put them through a very strict verification process:

• Background checks
• Credit checks
• Rental history verification
• Employment verification
• Reference calls

We want to make sure the person we're putting inside your home is going to pay rent on time and take care of the property. This verification process is vital to successfully managing your property.

Once we complete the verification process, we always reach out to the owner with our findings and get their final approval before moving forward.

The Move-In Process

Setting Up the Lease

We draft up a landlord-friendly lease agreement that protects everyone involved - the owner, the property management company, and the tenant. This gives us a legal binding contract that we all must abide by, preventing any misunderstandings in the future.

Move-In Orientation

Other property management companies might call this a move-in inspection, but we take it a little further. We:

• Document the condition of the home with pictures
• Demonstrate how the home functions, including:
• Where to shut off water if there's a leak
• How to reset breakers
• How to reset a GFCI
• How to relight a water heater
• How to change filters
• How to change batteries in smoke detectors and thermostats

Ninety-five percent of work orders are very small and something the tenant can take care of. By showing them how during the move-in orientation, we save our owners money on unnecessary maintenance calls.

How We Handle Day-to-Day Property Management

Rent Collection

We make sure rent is collected by the first of the month. Tenants have until the third to pay with no late fee - that's their grace period. On the fourth, they're charged a 5% late fee. If a tenant still doesn't pay rent, we start serving legal notices and ensure we follow through on our collection efforts.

Maintenance and Repairs

Tenants can submit work orders through our online portal - the same place they make rent payments. When we receive a work order:

1. We inform the owner
2. We dispatch our vendor to diagnose and repair the issue
3. If the cost exceeds our approval limit, we contact the owner so we can make the right decision together

Our vendors provide us discounts because of the volume of work we give them. These savings get passed on to our owners - you're getting highly qualified vendors for less than what you'd pay finding someone through Google.

Working with Home Warranty Companies

If you have a home warranty, we handle everything:

• Filing the claim
• Coordinating with the tenant
• Making sure the vendor goes out
• Following up to ensure everything is working properly

HOA Violations

If your property receives an HOA violation:

• For tenant-caused issues: We contact the tenant and ensure they fix the violation
• For owner responsibilities: We communicate with you, get bids if needed, and help choose the right vendor to resolve the issue

How We Save You Money with Our Vendor Network

One of the biggest advantages of working with a professional property manager is our vendor relationships. At Americana Property Management:

• We have trusted vendors for every type of repair and maintenance
• Our vendors give us significant discounts because of our volume
• We only work with licensed, insured professionals
• We know which vendors do quality work at fair prices
• We handle all vendor coordination and payment

Think about it: When you search for a plumber on Google, you're paying retail prices and taking a chance on quality. Our vendors know they'll get consistent work from us, so they give us better rates - and those savings get passed directly to you.

How We Keep You Informed

We believe in complete transparency with our owners. Through our online portal, you can:

• See real-time updates on rent collection
• Review maintenance requests and approvals
• Access monthly financial statements
• Track property performance
• View all property-related documents

Every month, you'll know exactly:

• How much rent was collected
• What maintenance was performed
• Any upcoming expenses or needs
• Your property's bottom line

We take care of your property like it's our own, and we make sure you always know what's happening with your investment.

The Lease Renewal Process

We start the renewal process 90 days before the lease expires. During this time we:

1. Compare similar properties to see if a rent increase (usually 3-5%) is justified
2. Inspect the property to ensure it's being properly maintained
3. Review the tenant's payment history

We take all these factors into consideration before offering a renewal, and we always get your blessing before moving forward.

Most of our initial leases are for one year. This gives us flexibility - if a tenant isn't paying on time or taking care of the home, we can give them a 30-day notice to vacate instead of renewing. However, when we do find good tenants, they tend to stay in our properties between 3 to 5 years. We really try to find long-term tenants so you can make consistent income from your investment.

Looking for Property Management?

Our main focus is making sure your interests are taken care of. You collect a nice check every month, and we handle all the headaches. If you have any questions about how we can help manage your property, you can reach us at 702-719-2100 or email us at pm@americanapm.com.