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Justice

Courts in Las Vegas Ready Themselves for Mass Influx of Eviction Cases after End of State Moratorium

LAS VEGAS, NV – Courts in Las Vegas are steeling themselves for a massive influx of eviction cases as the eviction moratorium set by Governor Steve Sisolak finally came to an end as of May 31, with thousands of local residents who may have lost their income due to the COVID-19 pandemic shutdown facing expulsion from their homes after months of not making good on their rent, reports say.

A large number of Nevada residents have applied for rental assistance via CHAP, the county’s housing assistance program, but many have either been denied and are appealing or are still awaiting a decision on their eligibility. But regardless, no one can anticipate how large the upcoming number of evictions will be in the coming days now that the clock on the state eviction ban has run out.

Las Vegas Chief Judge Melissa Saragosa noted that it’s impossible to anticipate how many eviction cases will be filed in the upcoming weeks after over a year of landlords being forced to essentially provide free room and board for people while running their own bank accounts dry.

“It’s really hard to say,” he said. “I mean, we’re doing the best to be prepared and have the capacity to hear cases, but without knowing exactly how many cases are coming in, that’s very difficult to say.”

Prior to COVID-19, the caseload for evictions at the Las Vegas Justice Court was approximately 30,000 cases a year; however, with the vast number of anticipated cases that are expected to be filed as of June 1, that number is expected to be eclipsed very shortly, especially with the move on the part of city government to a remote eviction filing system.

“We’ve changed our model from a very in-person driven process to one that’s working online,” Saragosa said, noting that while a backlog is expected due to huge demand, extensive preparation means that it’s expected to be measured in terms of weeks and not months.

“I don’t anticipate anything even remotely close to six months!” he said. “We’re cross-training all of our legal office assistants, our legal office specialists, we’re cross-training those individuals to help us process the eviction paperwork. We also have additional courtroom space that we’re able to dedicate to hearing just evictions.”

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Lawmakers

Nevada Lawmakers Unveil New Bill that Would Require Landlords to Delay Evictions as Moratorium End Approaches

LAS VEGAS, NV – As the last days of the eviction moratorium tick away until the end of the ban finally occurs on May 31, lawmakers in the Nevada State Assembly have announced a new bill which, if passed and signed into law, would delay eviction proceedings for some tenants, reports say.

Assembly Bill 486 would mandate a pause to any eviction if the tenant in questions is in the process of acquiring funds from rental assistance programs, or if the landlord has refused to accept payments from rental assistance programs.

Nevada Governor Steve Sisolak has previously stated that he would not extend the eviction moratorium again once it runs out at the end of this month. A federal eviction moratorium – set into place by the Centers for Disease Control and Prevention (CDC) – is slated to end on June 30 if ongoing court challenges are unsuccessful in overturning it, and lawmakers are marketing that date for their bill’s provisions to come into force, if passed.

Bill 486 would also set up a $5 million fund from federal money that would be offered to Nevada residents in the form of rental assistance, with an additional $165 million coming from the congressional American Rescue Plan shortly afterwards.

In addition, the bill would also form a nonprofit called Home Means Nevada that will allow smaller-mom-and-pop landlords whose tenants have not paid their rent to directly apply for rental assistance themselves. Eligible landlords would have to earn less than $4 million a year in gross income from their combined rental properties, and they must own a single-family home.

The aim of the bill, according to lawmakers, is to stave off a massive flood of anticipated evictions in Nevada once the state and federal eviction moratoriums finally come to an end, with Governor Sisolak stating that the passage of this legislation is “critical.”

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Prices in Las Vegas Rental

Prices in Las Vegas Rental Market Continue to Rise with Ongoing “Incredible” Demand

LAS VEGAS, NV – When you combine a relatively small amount of rentals with ever-increasing demand, only one thing is certain: princes are going to go up and up, and that’s exactly what they’re doing in Las Vegas, Nevada, according to recent reports.

A new study indicates that rental prices in the Southern Nevada region are rising at one of the highest rates in the United States, with real estate professionals noting that demand is the strongest it’s been in years, while the amount of rentals feeding that demand is shrinking by the day; “unprecedented” is the word that is being utilized the most recently in terms of the Las Vegas rental marketplace.

Home rental prices in Las Vegas in April 2021 have increased by over 11 percent from the same period of time one year ago, with an average rent rate of $1,460 per month, as per a Zillow report.

Las Vegas ranks fourth nationally in terms of rent growth, behind only Memphis, Phoenix, and Riverside; these four cities far outpace the year-over-year national average rental growth of three percent, reports say.

The COVID-19 pandemic, and the subsequent “work from home” culture that it spawned amid lockdown orders, have fueled a very real need for rental units and homes in the Southern Nevada region, especially among those who have required a temporary place to stay while awaiting availability among the fierce competition for Vegas’ limited for-sale home inventory.

In response to demand, at least 50 percent of landlords have raised their rental rates in recent weeks, as opposed to pre-pandemic levels, where that number would typically hover only in the 20 percent range at most.

Landlords are not concerned about tenants leaving due to high rents as they would have been before the advent of COVID-19; after all, with the faster-than-expected revival of the local economy and job market, a rental unit staying vacant for long is not something any local landlord worries about any more due to the “incredible” demand.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Nevada

Tenant Protections Bill Opposed by Landlord Advocates Dead; Fails to Advance in Nevada State Assembly

LAS VEGAS, NV – A bill that would have increased protections for renters in Nevada has apparently failed to clear the State Assembly and is essentially considered “dead,” according to reports.

Senate Bill 218 would have required a three-day grace period before landlords or property managers could have charged a tenant fees for a late rent payment, in addition to putting limits on “hidden” rental fees and setting limits on when landlords could collect rental application fees.

The bill cleared the State Senate on April in a vote along party lines, but then languished in the Assembly’s Commerce and Labor committee, where it was eventually confirmed by Democratic Assemblywoman Sandra Jauregui , the Chairwoman of the committee, that it would not receive a hearing.

Lawmakers had previously passed a series of tenant protections in 2019 that capped rental late fees at 5 percent and extended timeframes for evictions, resulting in backlash from property owners in Las Vegas; when similar opposition appeared surrounding SB 218, attempts were made to tone down some of its provisions, but landlords argued that the new laws would cause “havoc and chaos” and that the bill was “an overreach.”

SB 218 is the latest of several pieces of legislation that have failed to pass that would have afforded more protections to renters, especially when it comes to affordable housing options. There are some rumors that lawmakers believe too many housing bills are being introduced this session, a situation that is only being more complicated by the ongoing housing crisis brought about by the COVID-19 pandemic.

However, Assembly Bill 308, sponsored by Assembly Speaker Jason Frierson, also attempts to introduce similar tenant protections – including grace periods on late rent – but is considered much more moderate than SB 218 was; the new bill has been approved both by Nevada Realtors and the Nevada Apartment Association.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Trashed Apartment

Yet More Pandemic Woes for Las Vegas Landlords: Renters That Trash Their Homes While Leaving

LAS VEGAS, NV – As if Las Vegas landlords weren’t already beset with pandemic-related issues involving numerous tenants either behind on their rent – or, thanks to ongoing eviction moratoriums, not paying at all – now a troubling new trend has seen woes increase further- renters basically trashing their homes while in the process of leaving, according to reports.

Fox 5 Vegas reported on a recent story that landlords are finding all-too-familiar; a small, mom-and-pop landlord who had been renting out a house to a tenant who, at the start of the pandemic last March, simply stopped paying rent altogether. Some eventual funds came in courtesy of the CARES Act Housing Assistance Program (CHAP) which provided relief in December, but soon dried up, and the tenant, protected by eviction bans, refused to pay rent, leave, or even communicate on a potential compromise.

The landlord, a single woman who had plans to eventually retire in the home, instead decided to sell, filed an unlawful detainer, and the renter finally moved out; however, what they left behind was heartbreaking. Trash everywhere, fixtures ripped out, profane graffiti scrawled on the walls; even the refrigerator was wedged halfway up the staircase, blocking off the second floor.

She estimated the home has sustained as much as $10,000 in damages.

National Association of Residential Property Managers (NARPM) Southern Nevada President Joshua Campa noted that this landlord’s story, sadly, is not unique these days, due to tenants taking advantage of COVID-19 era renting rules that favor renters over owners.

“Most of our move outs have been the worst we’ve ever seen,” he said. “Once you negate one aspect of the contract, the tenant thinks it’s free game. They’re like, ‘we don’t have to listen to any of the other rules anymore.’ The people who didn’t pay at all and destroyed property, it appears those are people that took advantage of the system, because they never reached out to us.”

Damage left behind by tenants is often a surprise, since landlords and property managers are also unable to conduct inspections due to the pandemic

The Nevada eviction ban ends May 31, which means that paperwork for evictions can start being filed; however, the actual evictions themselves cannot be carried out until ongoing court proceedings over the federal CDC eviction ban – originally slated to end June 30 – are settled.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Real Estate Experts Offer Tips on Navigating Cutthroat Las Vegas Rental Marketplace

Real Estate Experts Offer Tips on Navigating Cutthroat Las Vegas Rental Marketplace

LAS VEGAS, NV – With the demand for rentals in Las Vegas absolutely on fire, real estate experts have stepped up to offer some helpful tips for those who may have grown frustrated in their attempts to successfully navigate the at-times cutthroat rental market in Southern Nevada.

This spring in Las Vegas, as many as ten prospective renters at a time are expecting to be competing for any given property. This is due to the fact that not just locals are involved, but a plethora of people who are transplanting themselves into the region from other states. Many of these newcomers are either renting while they have a new home constructed, or they’re forced to rent simply due to the fact that housing inventory in Vegas is low – and thus, highly coveted.

Due to the high demand, landlords and property managers can afford to pick the cream of the crop when it comes to tenants, so one tip is to make sure that you maintain a good relationship with your previous landlord by ensuring that you always pay rent on-time and that you leave your former rental in pristine condition so they will be willing to vouch for you to a new landlord.

Also, those looking to rent may actually want to consider buying a home instead, experts say, since – due to low interest rates currently – a mortgage payment can be less expensive than rent, at least for the time being. And if you’re interested in a rental property, it might be a good idea to ask the property manager how many applicants you’re up against; since most rental applications come attached with a fee, if you’re facing too much competition (again, some rental properties in Vegas can have as many as ten people duking it out) it might be better to pass it up to save money.

Navigating the Las Vegas rental market these days can be tricky, but hopefully these tips – and many others that are available online and through local tenant assistance groups  – can help you successfully land the rental property you’ve been looking for.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Judge

Federal Judge Strikes Down CDC’s Nationwide Eviction Moratorium Saying The Agency Exceeded Its Authority; DOJ Will Appeal

LAS VEGAS, NV – On Wednesday, a federal judge overturned the COVID-19 national eviction moratorium enacted by the Centers for Disease Control and Prevention (CDC) that was currently set to expire at the end of June, which may be the catalyst for millions of evictions across the country if the decision is allowed to stand.

Judge Dabney Friedrich of the U.S. District Court for the District of Columbia noted in her decision that the CDC exceeded its authority when it first enacted the eviction ban in September 2020; the ban was originally set to end at the end of January 2021, but President Joe Biden later extended it first to April, then June.

“The question for the Court is a narrow one: Does the Public Health Service Act grant the CDC the legal authority to impose a nationwide eviction moratorium? It does not,” Judge Friedrich said in her ruling.

Upon hearing the news of decision, the Department of Justice (DOJ) announced that it will appeal Judge Friedrich’s ruling, in addition to seeking a stay of the decision; if granted, it would keep the eviction ban in effect until the issue is resolved in court.

In response to the DOJ, Judge Friedrich agreed to put a temporary hold on her ruling, but gave groups representing landlords and property owners that had challenged the eviction ban a May 12 deadline to submit legal paperwork voicing their opposition to the delay. Friedrich also gave the DOJ four days to respond to the landlord groups after they have filed their papers.

Reports indicate that 1 in 5 renters across the United States are having financial issues that affect their ability to pay their rent; however, landlords and property owners have criticized the long-term eviction ban, saying that they can’t afford to continue housing people for free.

Judge Friedrich’s ruling does not impact state or local government eviction moratoriums, including the one enacted by Nevada Governor Steve Sisolak, which due to expire on May 31.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Airbnb

Airbnb Prohibits One-Night Rentals in Las Vegas – and Across Country – Over Fourth of July Weekend

LAS VEGAS, NV – According to reports, Airbnb has announced that they will be blocking one-night rentals in Las Vegas – and across the United States as a whole – during the Fourth of July weekend, and only guests with a significant history of positive reviews in their previous Airbnb transactions will be allowed to rent properties at all during the period of time surrounding Independence Day.

The announcement comes as multiple neighborhoods across the country have issued previous complaints regarding Airbnb customers disturbing their neighbors with wild partying, with the rental company referring to the upcoming months as their “summer of responsible travel.”

“As the July 4 weekend approaches, we are deploying more stringent restrictions on one and two-night reservations that may pose heightened risk for parties,” Airbnb announced in a statement. “For example, we will leverage our technology that restricts certain local and last-minute bookings by guests without a history of positive reviews on Airbnb and also block reservations within an expanded radius.”

Airbnb has instituted similar policies in the past around other holidays that tend to attract avid partiers, including News Year’s Eve. Previously, neighborhoods in the Southern Nevada region have complained about Airbnb rentals hosting disruptive groups that would engage in loud parties, leading to local municipalities enacting strict legislation to curb such activity.

In order to address such complaints from neighborhoods where Airbnb rentals had received such complaints, last summer the company suspended 20 listings in Clark County that had hosted house parities.

Short-term rentals in Las Vegas have taken off in the last year, and especially during the ongoing pandemic, as it allows homebound families and friends to vacation in a fancy home in a tourist destination while maintaining lodging that adheres to social distancing regulations, more so than most hotels can manage.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Court Building

Legislation to Seal Pandemic Eviction Records Passed by Nevada Assembly; Faces Pushback from Landlords, Property Owners

LAS VEGAS, NV – According to reports, the Nevada Assembly last week approved a bill on a vote of 26-16 that will seal records of evictions that occur during the COVID-19 pandemic. As a result of the passage of Assembly Bill 141, tenants who have received summary evictions from their landlords or property managers for non-payment of rent for the duration of the pandemic will automatically have the records of said evictions automatically sealed. As a result, any landlord in the future would have no way of knowing of their prospective tenant’s history of rent delinquency, up to and including having been evicted.

The bill would cover the period of time beginning March 20, 2020, and will remain in effect until Nevada Governor Steve Sisolak calls an official end to the state of emergency brought about by COVID-19.

Renters across the state have rejoiced at the news of the bill’s passage, with Tiara Moore, Housing Justice Organizer with the Progressive Leadership Alliance of Nevada (PLAN), saying that it will help residents to find housing without being burdened by their pasts.

“The passing of AB141 is a start in the right direction to help Nevadans facing housing insecurity,” she said. “For many, a single eviction is enough to keep a family housing insecure and reliant on others to find a place to stay for years. This would break down that barrier for Nevada’s tenants who have had to endure one of the hardest economic crises in our lifetime.”

Assembly Bill 141 also represents yet another distinct disadvantage for landlords who have already been forced to shoulder many burdens throughout the pandemic due to multiple state and federal eviction bans. Prior to the bill’s passage in the Assembly last week, it faced steep pushback from property landlords and owners.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Funding

Nevada Legislature Seeking to Speed Up Distribution of Millions in Federal Rental Assistance

LAS VEGAS, NV – With the extended Nevada eviction moratorium expiring at the end of May – and a federal version to expire afterwards at the end of June – the Nevada Legislature says they are looking into methods of expediting the distribution of millions of dollars in federal rental assistance, despite the fact that no bill mandating this has yet to be introduced by lawmakers, according to reports.

Nevada Governor Steve Sisolak has stated that his latest extension of the eviction moratorium – originally put in place due to the ongoing COVID-19 pandemic – will be the last one, leaving both tenants facing homelessness and cash-strapped landlords who have not been receiving rent for months hanging while awaiting relief that isn’t coming quickly enough.

Senate Majority Leader Nicole Cannizzaro (D-Las Vegas) has stated that her fellow legislature members were working with the Supreme Court and the counties in order to distribute the funding to those who need it most, but gave no other information on how that would be accomplished.

“We’re trying to figure out the best way to help facilitate getting that money to pay for those tenants that have been unable to pay, get back to those landlords and help keep those tenants in their properties,” she said.

With Governor Sisolak’s announcement that he would not extend the eviction ban again, he also decreed that once that ban ends on May 31, tenants will still be safe under its federal counterpart, set to end June 30.

However, starting June 1, landlords can begin initial preparations to evict tenants who have not been paying their rent, but they will be required to include information in any correspondence informing tenants of resources available – such as assistance programs – and how to access them.

“They’ll still be protected, they won’t become homeless, won’t lose their housing,” Sisolak said. “We want an opportunity for after the 60 days expires, some of the landlords can go in and start to file papers… it will get our process started while the clock runs off the CDC moratorium.”

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Man Thinking

Nevada Landlords Set to Experience More Financial Burden Due to Eviction Ban Extension

LAS VEGAS, NV – According to reports, the recent extension until June 30 of the COVID-19 federal eviction moratorium issued by the Centers for Disease Control and Prevention (CDC) spells three more months of relief for tenants, both in Nevada and nationwide. But the eviction ban extension also means three more months that many local landlords will be forced to endure a lack of income, in some instances from people who are fully able to pay their rent but instead are gaming the system and taking advantage of the laws meant to protect those who are financially impacted by the ongoing pandemic.

While the law states that tenants are still responsible for the back rent that accumulates throughout the moratorium, many landlords are worried about people who may owe them thousands of dollars simply packing up and moving on once the ban is finally lifted, and with no way of contacting them to arrange payment, said Danielle Gallant of Guardian Realty, a Las Vegas property manager.

“If a tenant decides before the moratorium is lifted to vacate the house without any notice, they’re gone,” she said. “You have to be able to know where they physically live to send them a demand letter to serve them.”

Throughout the COVID-19 pandemic, many tenants who have experienced financial ruin have been protected from homelessness by the state and federal eviction bans; however, according to the Nevada State Apartment Association (NSAA), an equal number of people have been taking advantage of the bans to simply avoid having to pay rent, despite being able to afford to do so. And this reality is proving to have a devastating effect upon landlords, many of whom are small mom-and-pop operations who are struggling to get by day-by-day themselves, according to NSAA rep Susy Vasquez.

“We are starting to struggle, mom and pops for sure. I know many of them are facing foreclosure and that will definitely impact the housing dynamic in Nevada,” she said.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.

Sisolak

Sisolak Extends Eviction Moratorium Until the End of May; CDC Extends Federal Ban Until End of June

LAS VEGAS, NV – Las Vegas landlords received a double-whammy of bad news as Nevada Governor Steve Sisolak announced a controversial extension of the state’s COVID-19 eviction moratorium until the end of May, prefaced by the Centers for Disease Control and Prevention (CDC) one-upping Sisolak by extending their respective eviction ban until the end of June.

“Originally, I did not plan on extending this moratorium today, but I’m not going to put thousands of Nevadans at risk of losing their homes while funding exists to help them and the landlords,” Gov. Sisolak said upon the lengthening of his eviction ban.

Sisolak’s announcement followed a new directive by the CDC, which extended their federal eviction moratorium until June 30; this was announced two days before their previous ban was set to expire on March 31.

CDC Director Dr. Rochelle Walensky signed the extension at the last minute, citing the extreme financial toll that the ongoing COVID-19 pandemic has taken upon many tenants throughout the United States since its inception last year.

“The COVID-19 pandemic has presented a historic threat to the nation’s public health,” Walensky said. “Keeping people in their homes and out of crowded or congregate settings — like homeless shelters — by preventing evictions is a key step in helping to stop the spread of COVID-19.”

However, the CDC moratorium is not automatic; it only applies to those who make less than $100,000 a year who can prove that they have been negatively impacted by COVID-19 and that they have no other options for shelter.

If a tenant fulfils all of those requirements, they are required to present a signed declaration to their landlord to qualify for protection under the moratorium; however, this does not absolve the tenant from any back rent that they may owe, which will come due when the eviction ban finally comes to an end.

Clark County has money available to help those who are behind on their rent, known as the CHAP program.

While both the Nevada and CDC eviction moratoriums are a boon to tenants who are suffering financially under the pandemic, the announcement is yet another setback to landlords nationwide who have been suffering under the mandate of having to essentially provide free room and board since the beginning of COVID-19 in this country, and it remains to be seen if they will be forced to shoulder yet more of the financial burden with additional eviction ban extensions in the near future.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of HendersonLas Vegas and North Las Vegas, NV. Feel free to give us a call at 702.376.7379 so we can answer any questions you may have.