Category Archive : Rentals

LAS VEGAS, NV – According to a new study released by the Eviction Lab at Princeton University, Clark County, Nevada is among the municipalities with the highest rates of tenant eviction in the nation.

However, Princeton’s study should not be considered 100 percent definitive, said Eviction Lab research specialist Grace Hartley, as its parameters are narrower than more comprehensive efforts would be, with researchers having only tracked 34 major metro areas throughout the country.

But regardless, Clark County ranked among the highest in the areas tracked, although that ranking is not per capita, Hartley noted.

The population of (Clark County) has the seventh-highest rate in terms of pure filing counts,” she said. “And that’s more than a lot of the states we track.”

There have been 190,133 eviction filings in Clark County since March 2020, which represents a 21 percent jump from the amount seen prior to the COVID-19 pandemic; in 2024 alone, there have been 51,782 filings so far – an increase of 42 percent from pre-pandemic levels – and 4,041 filings in August, a 25 percent increase.

Currently, according to the Eviction Lab, there are approximately 370,204 households being rented in Clark County, with the average monthly rent coming in at about $1,325.

Among the circumstances that attribute to those higher degree of eviction numbers, according to Princeton, is the fact that the process of filing for evictions in Clark County tend to be cheaper and faster than it is in any of the other cities tracked in their study; tenants are only required to be given seven days’ notice by their landlord, and the filing fee with the court is only $71.

In addition, in June 2023, a bill that would have stopped evictions for up to 60 days for renters with pending applications for rental insistence – Senate Bill 335 – was vetoed by Nevada Governor Joe Lombardo, which has also served to increase eviction levels in the state, Princeton says.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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.

LAS VEGAS, NV – Following the end of pandemic-era housing protections, the number of evictions soared nationally and many tenants who failed to pay their rent during COVID-19 – either because of financial issues brought about by the virus, or because they were simply taking advantage of the law for their own gain – found themselves out on the street.

In fact, in 2023, evictions in some U.S. cities increased to over 50 percent higher than they were prior to the pandemic, according to a recent study by the University of Michigan.

While this was a blessing for many cash-strapped landlords who suffered throughout the pandemic, it has led to a new series of issues that many are being forced to face: a growing number of states that are allowing tenants to seal their eviction records in some – and, at times, all – cases, making it difficult for the next individual they rent from to tell if they will be a reliable occupant or not.

The increasing number of states that are passing legislation in favor of allowing tenants to conceal their previous eviction status argue that – regardless of the reason – having an eviction on your record can have a negative impact on acquiring new housing and can contribute to homelessness.

However, many landlords – especially small mom-and-pop property owners with limited means – argue that it is unfair to conceal eviction records from them, given the fact that many were already forced to provide free shelter for an extended time during the pandemic, much to their financial detriment. Not knowing if a new tenant is reliable or not could potentially put them in additional jeopardy, they say.

That being said, can tenants have their eviction records sealed in the state of Nevada? To answer that question, we turn to Nevada Legal Services (NLS), which lays out the details.

Normally, evictions are considered public records, and in the case of Nevada, that is no different. However, there are instances where – due to the passage of Nevada Revised Statutes (NRS) 40.2545 in 2022 – courts are allowed to seal a summary eviction case in certain circumstances; sometimes automatically, sometimes when petitioned by a tenant or landlord.

According to NLS, an eviction in the state of Nevada is sealed automatically:

• If the eviction is dismissed.
• 10 judicial days after eviction denied – tenant prevails at court hearing.
• The landlord seeks to rescind the eviction.
• 31 days after Tenant files the Tenant’s Affidavit if Landlord does not file.

In other instances, a tenant must take action to have an eviction sealed; a Stipulation to Seal can be filed if a landlord agrees to seal the eviction, and both parties must sign the form. But if the landlord does not agree to seal the eviction, the tenant must file a motion on their own, which may or may not be granted, depending on the circumstances of the eviction; essentially, they must prove to the court “the interest of justice in sealing the eviction is not outweighed by the public’s interest in access to court records.”

So, in closing, Nevada currently does not have a blanket seal on eviction records; they can be automatically sealed in certain instances, but otherwise tenants are required to petition the court to do so, and they must provide proof to back that petition up or it will not be granted.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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.

LAS VEGAS, NV – After an extended period of time that has left many Las Vegas landlords grumbling and downright angry over the prospects of missed income, unincorporated Clark County has finally begun to issue short-term rental licenses…well, three of them anyway, amid a massive backlog of applicants hundreds deep who have been waiting for over a year-and-a-half to begin legally renting their properties.

The road to this point in time began in 2021, when Nevada passed legislation mandating that cities and counties within the state create regulations and a process for granting licenses for short-term rentals; Clark County would create their own ordinance in Summer 2022, but from there, further progress has been slow.

Cities such as Las Vegas and Henderson have already been issuing licenses and regulating short-term rentals within their confines for some time now, but Clark County only truly got the ball rolling in March of 2023, at which time they held a lottery where the names of over 1,300 prospective applicants were drawn to be reviewed and, if they met the criteria, eventually granted licenses.

However, the process of reviewing and issuing said licenses has turned out to be a long and drawn-out affair, with Clark County officials extending deadlines several times while reviewing qualified applications and allowing them to move forward in the process.

Currently, the applications of over 700 homeowners are still mired somewhere in the licensing process, county officials say.

In the meantime, homeowners have expressed extreme frustration with what they view as the county dragging their feet in granting their licenses, and lament the missed profits they could have amassed if they were able to take advantage of recent large-scale sporting events, such as the Formula One Las Vegas Grand Prix that took place late last year, which attracted a great many tourists to the city.

One of the homeowners whose license was granted this week was originally drawn as “number 10” in the 2023 lottery, leaving those who drew hundreds higher wondering how much longer they may be forced to wait before they can begin legally renting out their properties.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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.

LAS VEGAS, NV – If the tenant of a rental property you own has a fire, it’s important to know what your responsibilities are as a landlord in the state of Nevada; what are you obligated to provide, and what falls upon the shoulders of your tenant? This article will break that down.

While the specific details may vary depending on the lease agreement that has been signed by both parties, according to Nevada state law if the tenant did not cause the fire and a significant amount of damage has occurred to the property – to the point of rendering it unlivable – either the landlord or tenant will have the option to terminate the lease if they so choose, either individually or jointly.

If the landlord decides to terminate the lease, they would only have to return the security deposit, along with any prepaid rent, the amount of which returned being based on the date that the property was vacated.

But if the tenant has decided to terminate the lease, they are required to immediately vacate the property and must inform the landlord of their intention to void their rental agreement within seven days.

If the property is damaged yet still habitable, the damaged portions of the unit must be vacated until repairs can be affected, and the rent paid by the tenant should be reduced in proportion to the fair rental value of the percentage of the remaining space available to live in until such time that the damaged areas are once again usable.

However, if the fire in question was, in fact, determined to have been caused by the tenant, a member of their household, or a guest – either by accident, negligence, or a deliberate act – none of the above factors are applicable.

In any case, Nevada landlords are not required by law to provide housing for tenants displaced by a fire, unless it is something that was previously agreed to in their lease.

For more information on this topic, NRS118A.400, Damage or destruction of dwelling unit by fire or casualty, please visit KTNV Channel 13: What happens after a rental fire? Legal expert breaks down what a landlord is obligated to provide which includes an interview with an attorney at the Legal Aid Center of Southern Nevada. Please note, this is not legal advice. For guidance, consult a licensed attorney.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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.

LAS VEGAS, NV – Reports have come out regarding a recent class action lawsuit filed against Airbnb in Nevada by a Las Vegas landlord that claims that the online short and long-term homestay broker not only does nothing to prevent individuals from posting illegal listings on their website, but also profits from these listings to the detriment of their legitimate customers.

The plaintiff in Giller v. Airbnb, Inc. – a case filed in June 2024 but only recently coming to public light – is claiming that the online marketplace has violated the Nevada Deceptive Trade Practices Act. Both local and state laws in Nevada mandate that Airbnb confirm that new hosts on their service are indeed the sole person authorized to rent the property in question.

However, the plaintiff in this case is alleging that she rented out a single-family home in Las Vegas to a long-term female tenant in June 2021 for a period of one year, with the provision that the tenant not be able to sub-lease it or utilize it as a short-term rental.

After renewing the lease to this person twice – both in June 2022 and May 2023 – the plaintiff discovered four unauthorized individuals “freely” entering and leaving the house using the security code on the front door while she was performing routine yard work on the property.

The plaintiff soon discovered that her home was listed as a short-term rental on Airbnb – with her tenant’s status on that site being a “Superhost,” indicating she had been doing this for some time and had received positive reviews from multiple guests – but when she reported this violation to the company, she claims that Airbnb “refused to take any action” and continued to allow her tenant to list the property on their platform.

The class action lawsuit – that is seeking to include any landlords in Nevada who currently or previously had properties that were illegally rented out by an Airbnb host from June 10, 2020 to the present day – complains that Airbnb is willing to continue profiting from listings that violated short-term rental laws in Nevada, is not performing mandated due diligence when vetting new hosts, and is still allowing hosts to illegally list properties on their platform without the owner’s consent.

The plaintiff is seeking a jury trial, and is asking for over $75,000 in damages.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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.

LAS VEGAS, NV – Ask any Las Vegas resident to choose one word that best describes the climate in the region, and 10 out of 10 will most likely tell you “Hot.” Often excessively hot, which is only natural because the city is situated in the middle of a desert.

With that being said, making sure tenants have proper working air conditioning is a must, but what are the rights of both parties and how can landlords avoid being taken advantage of by renters who may be using an alleged A/C issue to avoid paying?

Nevada State law [NRS 118A.380(1)] defines requirements as they pertain to renters, that are considered “essential services” that landlords must provide, service, and repair if a tenant runs into any issues with it working properly. According to the Southern Nevada Health District air conditioning is included as an item warranting an “Essential Service Complaint” if not provided while Nevada Legal Services says “most judges in southern Nevada consider air conditioning to be essential.”

If the landlord is required by the rental agreement or this chapter to supply heat, air-conditioning, running water, hot water, electricity, gas, a functioning door lock or another essential item or service and the landlord willfully or negligently fails to do so, causing the premises to become unfit for habitation, the tenant shall give written notice to the landlord specifying the breach. If the landlord does not adequately remedy the breach, or use his or her best efforts to remedy the breach within 48 hours, except a Saturday, Sunday or legal holiday, after it is received by the landlord, the tenant may, in addition to any other remedy:

If a tenant does run into an issue with their air conditioning not working properly, there are certain steps they are required to take to bring the issue to their landlord’s attention.

First, a tenant must send their landlord a written notice – either via email, text message, or USPS certified mail – about the problem with their A/C and both parties should make sure they keep a comprehensive record of their communications back and forth in case there are any complications. It is especially important to keep a “paper trail” in case the matter ends up going to court.

After the notice has been sent, the landlord has 48 hours – business days only, not holidays or weekends – to respond and have the A/C repaired.

If the landlord responds and fixes the A/C, great. Problem solved. However, if they tenant claims – true or false – that the problem has not been fixed, they have several avenues to pursue, including – as a last resort – withholding rent entirely until the alleged A/C issue has been addressed. However, for landlords already weary from pandemic-era instances of tenants pulling scams to live rent-free in their properties for months or even years at a time, have no fear; there are certain safeguards in-place to ensure that any back rent is recovered once the tenant’s A/C is repaired.

First of all, tenants withholding rent over a purported A/C issue are not shielded from being evicted, so if you believe that their issue is not genuine, you may begin eviction proceedings if they are indeed not paying rent.

Also, if a tenant is withholding rent, it doesn’t mean they get to live in the apartment for free; instead, they are required to pay the rent directly to the court during the period of time they are withholding it in order to prove they’re not just trying to pull a fast one. After the A/C issue is addressed, the money collected by the court is given to the landlord.

Most landlords have constructive and positive relationships with their tenants, but on the occasion that this is not true, it’s important to know what your rights are as a landlord in order to protect yourself and your property.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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.

LAS VEGAS, NV – While visiting the city of Las Vegas on Tuesday’s campaign trail, President Biden announced new actions on the part of his administration to address rising home and rent prices and the construction of more affordable housing options, both in Nevada and in the United States as a whole.

While in Vegas, the announced actions included calling on Congress to pass proposed legislation that would place a 5 percent cap on rent increases on the part of corporate landlords who own more than 50 units, with a failure to comply resulting in the potential loss of federal tax breaks.

Rent is too high and buying a home is out of reach for too many working families and young Americans, after decades of failure to build enough homes,” Biden said in a White House statement released prior to his speaking engagement at the NAACP convention on Tuesday. “I’m determined to turn that around. Today, I’m sending a clear message to corporate landlords: If you raise rents more than 5% on existing units, you should lose valuable tax breaks.”

According to government watchdog Accountable.US, the cost of rent has increased 31.4 percent nationwide since 2019, outstripping the average worker’s wage growth during that period of 23 percent; this, as claimed by the White House, is causing many Americans to struggle with being able to afford housing.

In addition, the President noted that his admin’s actions also include ongoing efforts to release more public land in Nevada in order to facilitate the construction of more affordable housing, as well as to add to the housing stock in pre-existing neighborhoods in the state.

Currently, the federal government owns 88 percent of the land in Clark County along, with over half of that property – 2.9 million acres – managed by the Bureau of Land Management (BLM). The failure to release parts of that land for development has contributed to the current housing crisis being experienced in Southern Nevada, experts say.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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.

LAS VEGAS, NV – The Clark County Board of County Commissioners this week approved two grants totaling $21.9 million from the Clark County Community Housing Fund (CHF) to be disbursed to a developer as part of its “Welcome Home” program, which helps to provide badly-needed affordable housing projects to the Las Vegas Valley.

The grants were awarded to Ovation Development Corporation and its nonprofit partner, Coordinated Living of Southern Nevada (CLSN), who will be tasked with building two facilities that will total nearly 600 affordable apartments.

Construction is anticipated to begin on the first development at the tail end of 2025, and will take the form of a 194-unit affordable senior community located near Burner Avenue and South Las Vegas Boulevard. The second development, slated to break ground in the first half of 2026, will be located in West Henderson on a plot provided by the Bureau of Land Management, and will offer 390 units for low-income working families.

To date, the “Welcome Home” program has awarded a total of $66 million in grants, spread out amongst nine applicants, in order to fund the construction of affordable housing units throughout Clark County. In all, this will result in a grand total of 1,273 units once all work is completed.

Alan Molasky, Chairman and Founder of Ovation Development Corporation, noted that he steadfastly believes everyone is entitled to a place to hang their hat at the end of the day, and is proud that Clark County has shown confidence in his company to help address the affordable housing crisis in the Las Vegas Valley.

Every Ovation project begins with our commitment to the steadfast belief that everyone, regardless of income, deserves a quality home that helps to strengthen individuals, families and community,” Molasky said. “We are grateful for the trust put in us by Clark County, and we do not take this responsibility lightly. This trust is a testament to the incredible work of the entire Ovation/CLSN team and the positive impact we continue to make in our community in our mission to help address Southern Nevada’s critical shortage of affordable housing.”

View a complete list of Welcome Home Community Housing Fund projects.

For more information on the Welcome Home program visit: https://www.clarkcountynv.gov/residents/community_housing_fund/index.php

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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.

LAS VEGAS, NV – New data from Redfin indicates that apartment rental rates in Las Vegas are increasing faster than the national average, a development driven both by strong demand and an overall limited amount of inventory, among other factors.

Many other cities in the Southeast and Southwest United States have seen rental rates dropping when compared to last year, with the average rate having increased 1.7 percent by the end of April and 1.1 percent year-over-year. However, Las Vegas has bucked that trend, with rates having increased 2.4 percent by the end of April and 1.7 percent year-over-year.

Furthermore, Colliers International’s recently-released first-quarter report noted that the situation in Las Vegas could get worse come 2025, as by that point the pipeline for new multifamily projects in the valley will have dried up, which in turn could lead to a significant spike in rental rates.

The forward-looking supply and demand fundamentals for multifamily continue to be strong and will get stronger through 2025-2026,” the report stated. “This is due to a strong economy and the current difficulties that persist to start new projects in this environment. Sales will continue to be slow in the foreseeable future until we can experience improvements in the capital markets. But overall, we’re very bullish on the performance of Las Vegas apartments going forward.”

1,130 new apartment units were added to the Las Vegas Valley in the first quarter of 2024, which represents an increase from the 543 units added during the same period one year prior. In addition, more apartment construction projects were recently finished in Henderson, North Las Vegas, and the southwest valley, and currently another 6,625 multifamily units are currently under development.

And finally, the Redfin report noted that another contributor to rising rental rates in Vegas are the still high level that interest rates for home mortgages currently are at.

Elevated mortgage rates are likely bolstering U.S. rental demand, and as a result, propping up prices,” the report said. “The average 30-year-fixed mortgage rate is more than double the 2.65 percent record low hit during the pandemic. Some renters are putting off their home purchasing plans because monthly payments for homebuyers are near their all-time high.”

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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.

LAS VEGAS, NV – In anticipation of increased tourism during the upcoming Memorial Day weekend, Clark County officials have begun to ramp up their enforcement of short-term rentals operating within their borders that are doing so without a license.

Clark County will have their STR enforcement team out combing the streets in response to community complaints; as of May 21, 2024, the team has already issued close to the same number of citations – 289 – for unpermitted short-term rentals than they did for the entirety of 2023, when that number was 348.

In addition, Airbnb have stated that they are also cracking down on rentals in the area this weekend that are potentially being booked to host large and unruly parties. Currently, the online short-term rental platform is running reservation requests through an automated process that examines all information available – the prior history of both the host and the guest, the timing of the reservation, and numerous other factors – in order to approve or deny the customer’s stay in Clark County.

A similar process that Airbnb had in place in Las Vegas for Memorial Day weekend in 2023 resulted in over 1,000 applicants being turned away from renting properties through their platform.

The intense crackdown on unpermitted short-term rentals in Clark County is occurring while homeowners wishing to rent out their abodes through services such as Airbnb and Vrbo continue to wait for the ongoing application process for a license, which so far has taken nearly two years.

The delays on the part of Clark County are causing intense frustration for many, said Greater Las Vegas Short-Term Rental Association founder Jacqueline Flores, who noted many homeowners are missing out on vital income that they could otherwise be getting.

It’s very frustrating. I mean, the homeowners are outraged,” she said. “Who knows how long that’s going to take the county because we don’t know if they’re going to do these hearings daily or just on certain days of the week. Are they just going to be monthly hearings? So, we don’t know how long that process is going to take.”

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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.

LAS VEGAS, NV – Las Vegas’ downtown is sorely in need of new housing options for its inhabitants, and as a means to address that issue, construction is currently underway on a large, new mixed-use project in the 18b Arts District that looks to combine apartment units and retail, spread out amongst several buildings.

The project – located at 1200 S. 3rd Street, and dubbed 3rd Street Assemblage – is slated to take the form of three seven story, mid-rise apartment buildings that will offer a total of 337 units for rent, in addition to ground level retail and restaurant space totaling 8,500 square feet in size.

Along with residential and retail space, 3rd Street Assemblage, upon completion, will also offer a 353-space concrete parking structure – complete with electric vehicle charging stations – that will be available for tenant use so that they can avoid having to park their cars on the street.

The developer of the project, Southern Land Company, is also responsible for the Auric and Symphony Park II and III mixed-use projects as well.

Las Vegas Mayor Carolyn G. Goodman said that the development of 3rd Street Assemblage would be an exciting boon to the city’s arts community, which she said so far has been underserved in terms of housing options.

The 18b Las Vegas Arts District continues to be an exciting area that is an inviting destination for artists, visitors and residents,” she said. “For our local arts community, the area has long been ground zero, so it’s particularly exciting to see new housing opportunities take shape for those desiring to live in the epicenter of Las Vegas’ arts community.”

At the groundbreaking for the 3rd Street Assemblage project held in March, Southern Land Company presented a $5,000 donation to the First Friday Foundation to illustrate their commitment to supporting the city’s arts district.

The project is expected to be completed in late 2025; leasing for apartments is slated to begin in the second quarter of 2025, followed by retail leasing in the third quarter of that year. For information on availability, the Southern Land Company is your best bet.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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.

LAS VEGAS, NV – Two developers – Cherry Development and Schulman Properties – have pitched two separate mixed-use apartment complexes for the downtown Las Vegas area that, when completed, will produce almost 400 units in an effort to address the housing shortage in the city.

Based in Las Vegas, Cherry Development is slated to hold their official ground-breaking later in March on their delayed $27 million shareDOWNTOWN project – originally slated to open in June 2020 – which is located on 1.2 acres of city-owned land at 1100 D Street, the former location of the Greater New Jerusalem Church.

In order for the developer to keep the project costs low and, in turn, keep tenant rent at affordable levels, the city is selling the land to Cherry Development for just $6. When completed, shareDOWNTOWN – which is catering to individuals who work in Las Vegas and who wish to reside near its downtown area – will take the form of a five-story building with 104 one-bedroom apartments, each one approximately 500-square-feet in size. It will feature 20 units going for the current market rate, and 84 units with rent caps determined by the U.S. Department of Housing and Urban Development.

shareDOWNTOWN will offer a business center, a fitness center, a community kitchen, a co-working area with private conference room and an outdoor courtyard. In addition, there will also be a retail component on the ground floor, mainly consisting of restaurants and other assorted eateries, as well as an 8,400-square-foot shop.

The other project – Schulman Properties’ six story, $115 million Ilumina Midtown, located near Charleston Boulevard and Grand Central Parkway – targets a different demographic in the city, as it will offer 275 luxury apartments ranging in size from 600 to 1,800 square feet. It will also have numerous high-end amenities for its tenants, including a 4,000 square-foot restaurant, a 40,000 square-foot health club, a gym, a pool, sports courts and a co-working area.

Ilumina Midtown is currently pending approval by the Las Vegas Planning Commission in April; if given the go-ahead, development is anticipated to begin in spring of 2025, with completion expected in either the summer or fall of 2026.

Shelter Realty is a Real Estate and Property Management Company specializing in the areas of Henderson, Las 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.