Category Archive : Rentals

LAS VEGAS, NV – According to recent reports, apartment rental rates in Las Vegas have shown some degree of lowering amid the ongoing coronavirus pandemic, and once the summer hits, prospective renters could expect to see that trend continue. Typically, in the summer season, rents in Vegas tend to grow, but the circumstances surrounding the pandemic are unprecedented, experts are saying. Amid stay-at-home orders and governmental mandates that non-essential businesses must remain closed in order to curb the spread of the coronavirus, many Southern Nevada residents are finding themselves embroiled in mass unemployment and with limited financial means.

With that being the case, many local landlords and property management companies are finding themselves forced to curtail rent increases, or in some instances, even rolling them back to a degree. The Nevada State Apartment Association notes that rental increases in the region are typically 6 to 7 percent annually; however, this year, it has actually gone down by a half percent so far.

If the current pandemic continues to cause economic havoc in Las Vegas, the rate of rental vacancy is expected to increase as some residents are forced to move back home or in with friends; while stimulus checks and unemployment insurance is currently helping those out of work make rent, this is only a temporary solution, many say, and more assistance is needed.

Las Vegas has begun the early stages of re-opening its economy, with a limited number of restaurants being allowed to open their doors for business under strict social distancing and sanitary guidelines. However, it is currently not known when the Vegas business scene will be allowed to fully reopen, or how long it will take the city to recover from the economic damage the lock-down – in effect since late March – has wrought.

In addition, some desperate local businesses have announced their intention to reopen against Nevada Governor Steve Sisolak’s orders, risking fines and jail time. However, experts are saying that it will not take long, once Las Vegas is back in business, for the economy to recover and the rental market to begin to trend upward once again.

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.

CARSON CITY, NV – Yesterday, April 7, 2020, Nevada Attorney General Aaron D. Ford announced $2 million in settlement funding for emergency rental assistance transferred to United Way of Southern Nevada and United Way of Northern Nevada and the Sierra. This funding will go directly to Nevada families in need of emergency assistance. Additionally, the Attorney General’s Office created an informational flyer (below) on the Governor’s Directive halting evictions to help renters and landlords understand their rights.

“One of the most important things we can do as state leaders and as human beings is to keep Nevada families in their homes and prevent further suffering,” said AG Ford. “Every minute, another Nevada family calls my office for help so they won’t end up homeless. I am immensely proud that my office is able to prevent wrongful evictions, as well as provide emergency rental assistance funding to our trusted community partners at United Way.”

The funding is part of the previously announced settlement agreement with Wells Fargo. The transfer of the funding received approval from the Nevada State Legislature’s Interim Finance Committee Tuesday morning.

United Way of Southern Nevada and United Way of Northern Nevada and the Sierra are the state’s administering agencies for the Emergency Food and Shelter Program established by Congress in 1983. This additional funding from the Office of the Attorney General will supplement that program until the next set federal appropriation is released next fall. The funding will help thousands of Nevada families stay in stable housing and prevent a further crisis of homeless families in the state.

The Office of the Attorney General has received an unprecedented number of calls from constituents seeking help and information relating to eviction and rental issues. The attached informational flyer on the Governor’s Directive is intended to help renters and landlords understand their rights and obligations during the State of Emergency and answer frequently asked questions.

Editors Note: The appearance of Nevada Attorney General visual information does not imply or constitute Office of the Attorney General endorsement.

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 – According to reports, despite a statewide moratorium issued by Nevada Governor Steve Sisolak against evictions during the state of emergency brought on by the ongoing coronavirus pandemic, some landlords have defied that decree and have locked out and/or evicted tenants who have been behind on their rent.

The eviction decree by Governor Sisolak applies to all renters in the state of Nevada, monthly or weekly, and applies while the state of emergency is still in effect. The moratorium had a mixed response, with some legal advocates supporting the move while others supported landlords and property managers, noting that they also have their own bills to pay throughout the crisis.

But despite the moratorium, reports indicate that some landlords are disregarding it and are continuing to issue eviction notices and, in some cases, outright lock tenants out of their residences, especially in cases of rent-by-the-week apartments and homes.

Nevada Legal Services report that they have received an elevated number of phone calls from tenants who are facing eviction despite the non-eviction decree from Governor Sisolak. Some are complaining that the exact nature of their rights in these circumstances have not been made clear as well.

“There’s just so many violations, you would think it were a movie” a representative of the Nevada Legal Services was quoted as saying. “You hear about these things and expect that everyone will just follow the rules, but there are illegal lockouts happening left and right.”

Violations reported by Nevada Legal Services allegedly include eviction notices still being served, landlords stacking plywood in their parking lots in order to board up apartments, and hired security guards harassing non-rent paying tenants. The Nevada state attorney general’s office notes that landlords and property managers who disobey the ongoing non-eviction rule could face legal action, including being sued for deceptive trade practices, although the office has stated that lawsuits are a last resort due to the financial strain that landlords state-wide are also going through.

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 – Ascot Group, a New York-based developer, has submitted plans with the city of Henderson for a potential apartment complex to be constructed at the base of a local mountain, according to recent reports.

The proposed apartment complex, which would be comprised of 132 units spread out over three buildings and featuring a separate clubhouse, would be situated behind a neighborhood near the Paseo Verde and Horizon Ridge parkways.

The proposal was submitted in the form of a letter to Henderson by Cray Flynn of the Ascot Group, which included plans drawn up by Wood Rodgers, an engineering firm based in Nevada. City officials will review the plans and respond to Ascot with any concerns, changes, or feedback that they deem needed.

According to the correspondence sent to Henderson officials, a Wood Rodgers representative notes that “The proposed layout of the buildings is designed to complement the overall character of the area while preserving access to the adjacent open space and the Amargosa Trail.”

The project would call for three 45-foot tall buildings, comprised of two building types, according to the letter submitted to Henderson officials. Underground parking would also be available to residents of the apartments, although Ascot states in their letter that they would need to extend two streets through tunnels in order to create access, while encroaching as little as possible upon the surrounding landscape. According to the letter, “the development goals are to maintain and enhance the natural setting of the mountainside.”

It should be noted that this is merely a proposal; Ascot has not officially submitted any official documents or applications to begin actual construction on the apartment complex.

The areas that Ascot is proposing for the potential construction is currently a low-density residential zone; if the project were officially pursued, Ascot would have to successfully petition Henderson to re-zone the area to a medium-density residential district in order to allow it to proceed, as a low-density district would not allow for an apartment complex.

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 – With the recent news that the city of Henderson has approved the operation of Airbnb – an online marketplace for arranging or offering lodging – within city limits, some questions have been raised – such as what’s the best way of getting involved, and what precautions should you take?

According to a recent article, there are a number of important things you should bear in mind if you’re considering renting out your home on Airbnb, a process that has been described as potentially fraught with difficulty; that is, unless you’re armed with the following knowledge.

First of all, make sure your dwelling – whether you’re renting out a couch, bed, room, or an entire house – is ready to go once you place your Airbnb listing. Believe it or not, you can be hit with an immediate booking, so it pays to make sure that your space is clean, presentable, and that there are no issues to deal with, such as water quality or defective air conditioning. Any negative reviews and/or cancelled stays can affect your “Super Host” status, which in turn affects your placement in Airbnb searches.

Next, make sure that you do your homework and familiarize yourself with all of the regulations and guidelines in your community or municipality, as well as Airbnb’s rules in order to ensure that there is nothing illegal about your venture. Sometimes local laws can be tricky when it comes to short-term rentals and it’s your duty to adhere to them in order to prevent your guests from encountering any headaches during their stay.

If you don’t live in the property that you’re renting out via Airbnb, then it’s probably a smart move to hire a property manager to take care of things in your stead. Cleaners, plumbers, electricians and more can be hired as needed by a property manager, and problem tenants can be dealt with in a timely manner, saving you stress and financial hardship.

But regardless of your preparations, things will inevitably go wrong; be it a burst water pipe, an infestation of insects or rodents, or a host of other issues, so be prepared for to encounter a problem, one which you will have to solve quickly and efficiently.

Also, bear in mind that while short-term rentals often allow you to charge more per night than long-term rentals, you could always end up having more overhead as well. Short term rentals patrons are most likely to be on vacation, and will be using significant amounts of air conditioning, electricity, hot water, internet, and all sorts of other amenities; figure this into your financials and make sure you charge fees that make renting worth it in the long run.

Additionally, Airbnb allows hosts to set policies regarding cancellations, fees per-guest, fees for excessive amenity use (hot water, electricity, etc), requirements for damage deposits, and more. Make sure you set guidelines for potential renters and stand by them to make sure you’re not taken advantage of or you’re liable to lose money at the end of a stay when guests have invited more friends than you thought for a huge or destructive party. And finally, just remember that you won’t make everyone happy. No matter how much you prepare, someone will find something to complain about. Just accept it, move on, and look forward to the next guests in your home…and the money they will bring.

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 – shareDOWNTOWN, a new Las Vegas apartment complex which completion is expected in May 2020, will be offering a new and unique twist on the lifestyles of its tenants; a focus on healthy and active activity and is said to truly set the facility apart from the many other apartment buildings springing up in the region.

Currently under construction by Cherry Developments in the Arts District at Casino Center Drive and Colorado in the downtown are of Las Vegas, shareDOWNTOWN focuses on small, affordable apartments conveniently situated within a busy employment area, giving local workers a place to live within easy walking distance of their jobs.

The apartment complex, which will be four stories in height, will feature over 60-one bedroom units, which are being aimed at people who work at the many bars, clubs, restaurants and retail establishments that are in the area. The apartments are slated to be 480 square-feet in size, with a projected rent ranging from $1,100 to $1,300 per month.

But the truly unique draw of shareDOWNTOWN will be the emphasis placed upon physical fitness and health; reports say. Unlike the average apartment complex, which typically features gym or fitness facilities in one centralized location in the premises, shareDOWNTOWN will offer calisthenic exercise stations on each and every floor, allowing residents easy access to the equipment they need to adhere to a healthy and active lifestyle.

Eschewing complex machinery and equipment in favor of what the developer referred to as “an urban style workout,” shareDOWNTOWN’s exercise rooms primarily rely on body-weight exercise stations that will provide for a full-body workout making use of movements such as dips, pull-ups, push-ups, and more. Such exercises, the developer says, are effective, as they don’t rely on machines that can become “outdated” or bulky dumbbells and free weights. Instead, they merely utilize the tenant’s own body alone, which can have its own advantages when it comes to convenience and safety.

Rendering photo credit: shareDOWNTOWNLV on Facebook.

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 – Short term rentals were recently approved for operation in Henderson, Nevada, with the Community Development manager laying out a series of rules and legal guidelines that participating residences must abide by in order to operate on these services.

Short term rentals have been steadily gaining in popularity over the years as a cheap and convenient way for landlords to accommodate guests with short-term lodging and tourism-related activities by essentially renting out their home to relative strangers. Much like ride-sharing services such as Uber and Lyft and the drivers they employ, AirBNB, VRBO, Booking.com, do not own any real estate listings, nor do they host events; instead, the services acts as a broker, receiving commissions from each booking.

Initially approved by the City of Henderson in mid-July of 2019; previously, short-term rentals where only allowed in commercial-tourist zoning areas, such as Lake Las Vegas. However, Henderson officials changed their stance on the issue after the City of Las Vegas made regulations governing short-term rentals far stricter. Seeing a potential money-making opportunity for Henderson – it’s estimated that the city could make as much as $370,000 annually with the introduction of Airbnb into the community – officials approved the move, albeit with a series of regulations of their own attached.

According to the City of Henderson, Short term rentals are allowed to operate in residential areas within the limits of Henderson as long as they adhere to the following set of rules:

1. The local Homeowners Association (HOA) approves, and the homeowner proves compliance with HOA rules.
2. The owner of the property must take a class at the College of Southern Nevada (Cost: $250. Duration: 2 days in-class or 2 weeks online).
3. Pay the City of Henderson an annual fee of $820.
4. Pay a 13 percent monthly lodging tax.
5. Install noise monitoring systems both inside and outside the home (via a company like Noise Aware).
6. Notify all neighbors within 200 feet of the property (via certified mail) that the home is going to be an Airbnb.

Rentals can range from a complete home, a single bedroom, or even just crashing on someone’s house in a pull-out sofa bed. The allure of allowing short term rentals within Henderson is obvious when it comes to a cash-flow standpoint; the services have been generating significant revenue in other regions of Nevada for some time now. For example, in 2019 Nevada Airbnb hosts ‘as a whole’ earned $53.5 million from Memorial Day weekend through Labor Day, according to figures released by the company. In addition, Clark County Airbnb guest usage generated $36 million in a period spanning from May 25 to Sept. 2 that same year.

Another reason for Henderson’s approval of is a potential remedy for the ongoing issue of the unauthorized renting of homes in the area; in addition, officials have announced that they will be working with an outside company that will monitor rental websites – utilizing advanced compliance software – for local homeowners who are violating rental ordnances; those who do may face fines of $500 a day that the property is rented. Instances of holding a party or wedding, or operating with a suspended license, will also incur a $500 a day fine.

Clearly, Short term rentals are growing in popularity and government officials of Henderson – faced with the dollar amounts other areas of Nevada have seen an influx of recently in conjunction with the short-term lodging service – found it was in the city’s best interests to get in on the action themselves.

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 Las Vegas real estate scene has been on an upward trajectory ever since the recovery of the recession, and the apartment scene has been no exception. With more and more businesses calling Vegas home as the economy has improved rapidly, more and more people have been picking up and moving there in search of job opportunities, and apartments offering a fast and less expensive alternative to houses for single people or new families just starting out.

Until recently, given the rapid growth of Vegas real estate, housing prices – including apartments – have been steadily on the rise, igniting affordability concerns in many; however, according to the Nevada State Apartment Association, Vegas apartment rents, while still rising, are nonetheless doing so more slowly than in recent months and years past.

Based on reports, the average rent in Las Vegas towards the end of 2019 was $1,080 per month, which represents a 4.5 percent increase over the same period one year prior; in contrast, the rent growth from 2018 to 2017 was 7.4 percent. In addition, late 2019 saw an apartment vacancy rate of 6.5 percent, a drop of .3 percent from 2018 and an increase of 11 percent from the depths of the recession era.

Clearly, according to these figures, apartment vacancy rates are declining, and rents are increasing, albeit more slowly than in recent years. Part of the slowing in rent increases can be attributed to the current market inventory; responding to demand, with developers constructing more apartments, with over 12,000 going up in early 2015, and over 2,100 built in 2019. Additionally, reports note that the new 3,800 are slated to go up in 2020, with many of them to be located near the famed Las Vegas Strip, as well as along the I-215 Beltway adjacent to Henderson, Summerlin and the southwest valley.

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 – According to recent reports, a law focusing on “tenant rights” in Las Vegas passed in 2019 has already resulted in a marked decrease in the number of evictions filed by landlords and property managers for the first time in ten years. In 2019, approximately 30,000 summary eviction cases were filed in Las Vegas Justice Court, which represents a 7 percent decrease from the prior year and the lowest number since 2016. Senate Bill 151 (SD 151) – legislation that increased the amount of time a tenant had to pay overdue rent from five to seven business days, in addition to offering other protections –  was signed into law in July 2019, and that same month’s records indicate an immediate impact – July’s evictions alone dropped 30 percent compared to the same period in 2018.

However, in contrast, more evictions were filed in December 2019 than the previous December, with numbers expected to continue to rise in 2020, experts say. Judging by those statistics, some could argue that SB 151 – even with the extra leeway it gives tenants – is merely delaying the inevitable and hurting landlords in the process, as opposed to helping hard-working people in their time of need.

The most significant aspects of SB 151 are a 5 percent cap on late fees when it comes to overdue monthly rent; tenants are now given up to 5 days to re-enter a vacated home or apartment in order to retrieve what the bill refers to as “essential personal effects” before they are permanently locked out; and an increase of the approved “pay or quit” eviction notice time period from five days to seven. In addition, landlords can no longer serve an eviction notice themselves; now, only a sheriff, constable, or licensed process server may do so.

SB 151 has proven deeply unpopular with landlords and property management companies, who claim that the law is essentially taking money out of their pockets while allowing disreputable tenants to “game the system” and further put off paying their rent on-time. In contrast, others – including the Nevada Coalition of Legal Service Providers – have applauded the bill, claiming that it is leading to less strain on courts and allows people to stay in their homes.

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 – Looking to rent a lavish home in Las Vegas – or elsewhere – for a quick getaway? Well, you’d better think twice about any property that you may currently have your eyes on, lest you get separated from your cash with nothing to show for it. According to the Better Business Bureau (BBB), many other age groups – but in particular, Millennials – are being targeted by scams in relation to the rental of housing for either living or vacationing purposes.

Scammers typically attempt to lure in unsuspecting renters with promises of low prices, lush and luxurious extras, or top-notch locations – or a combination of all three at once – and renters, especially Millennials, are urged by the BBB to look carefully before they plunk down their dough, and the number of fraudulent listings out there looking to separate people from their hard-earned money number in the millions, according to reports.

According to the BBB, there are a number of tell-tale signs that a listing may be predatory in nature. The main one is if the owner is not available to show a property in-person, typically due to a “family emergency” out of town, for example. More signs include demands for a deposit and the first month’s rent paid in advance – before even setting foot on the property. Those who are easily-duped may find themselves arriving at their dream vacation destination – such as Las Vegas – without anywhere to stay.  

To date, five million people have fallen prey to this scam, the BBB notes, with many people being especially susceptible due to the fact that the prices are usually a bargain renters don’t want to pass up. The average loss comes in at approximately $900, which is hardly a fortune, but still a significant loss for many working-class people.

The BBB recommends that travelers only use credited sites such as HomeAway, AirBnB and VRBO when making rental lodging arrangements – while avoiding websites such as Craigslist – and to vet any properties that they may be interested in to ensure that they in-fact – exist, and that those claiming to be their owners are the real deal. Another tell-tale signs of a scam is when payment is requested up-front via Western Union, Money Gram, a gift card, or a bank-to-bank wire transfer.

There’s countless scammers out there looking to separate you from your money; if you’re careful, you can avoid them.

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 – NexPoint Residential Trust, a real estate firm based in Dallas, Texas, recently made a huge purchase of Las Vegas rental properties to the tune of $345 Million, signifying the group’s desire to get in on the Southern Nevada apartment scene in a big way.

NexPoint acquired four apartment complexes recently- the 528-unit Bloom, the 320-unit Bella Solara, the 315-unit Torreyana, and – through a related party – the 360-unit Elysian at Flamingo, all of which are located in the western Las Vegas Valley. The first three properties were purchased from the Bascom Group and Oaktree Capital Management, whereas the fourth was purchased from the Calida Group, reports say.

This buying spree comes amid a record period of growth for the Las Vegas rental market; following a housing shortage in recent years due to a rapidly-expanding economy and recovery of the local real estate market after a decade of stagnation, developers have surged in the last year, building numerous apartment complexes as a solution to the shortage. 

But regardless of the increase of availability in the rental market, tenants have been forced to contend with a general lack of vacancies and increasing rent prices, creating real concerns regarding affordability. 

According to reports from Moody’s, the average rent for an apartment in Las Vegas in the third quarter of 2019 was $1,138, which represents an increase of 5.2 percent from the same period of time in 2018; the average growth rate for the United States overall in that same time period was 4.1 percent. However, recent reports have indicated that some degree of stability has been occurring in the Las Vegas market due to the increase in rental units, due to the diligence of construction developers.

According to their website, NexPoint Residential Trust is an externally advised, publicly traded, Real Estate Investment Trust, focused on the acquisition, asset management, and disposition of multifamily assets, located primarily in the Southeast United States and Texas. The company pursues investments in class A and B multifamily real estate property, typically with a value-add component, where they can invest capital to provide “life style” amenities to “work force” housing.

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 – According to recent reports, Sandpiper Apartments, one of the largest multifamily rental properties in Las Vegas, has been sold in an off-market transaction for a whopping $66 million.

The 488-unit community, located at 4650 W. Oakley Boulevard, was sold by previous California-based owners Apple Management to Compass Acquisition Partners, a private real estate investment company. Sandpiper Apartments is comprised of 61 two-story buildings situated on 20.1 acres of property and, according to a release put out by Compass CEO Lynn Owen, ideally located within a busy mix of employment and entertainment outlets.

“Sandpiper Apartments offers a substantial and irreplaceable asset in the heart of Las Vegas,” she said. “The property is convenient to employment centers, major area thoroughfares and surrounded by a mix of shopping, dining and entertainment options. These are all attributes that align with our investment criteria.”

Sandpiper Apartments was originally constructed in 1988, and features a number of amenities for residents, including three pools, a gym, tennis courts, and a club house. Apartments range from one or two bedroom units with an average size of 950 square feet.

A number of upgrades are in the ‘pipeline’ for the Sandpiper, Compass reps noted, including a $7.5 million investment to a number of its apartments, such as enhancing kitchens with modern amenities, granite countertops and stainless steel appliances, as well as installing wood flooring. The gym, pools, and club house are also up for enhancements, as is the general property, including the addition of dog parks, sports facilities, and picnic areas. Environmentally-conscious landscaping options are also being discussed.

Compass CEO Lynn Owen noted that there is currently a very high demand for quality housing options in the Las Vegas region.

“Las Vegas is thriving with multiple new commercial developments and new businesses moving to the area propelling job growth,” she said. “There is strong demand for multifamily housing as developers have avoided the overbuilding of past cycles, another factor that contributed to our interest in the market.”

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.