During the construction phase of our luxury investment home, 586 Lairmont Place, my business partner and I needed to make a decision regarding low voltage features.  With large luxury homes a certain standard is expected.  If we want to make an energy efficient smart home, now is the time to make these decisions while we have our walls and ceilings exposed with no drywall.  Below are the options we went with.

Lighting: Traditional lighting seen in most homes involves an in-line switch that operates a light or a circuit of lights.   Lighting is the core of home automation, and if you choose to make your home a “smart home”, a lighting control system is a must.

A lighting control system is defined as an intelligent network based solution that incorporates communication between various system inputs and outputs related to lighting control with the use of one or more control devices.  Basically, any light in the home can be controlled from a single device, in our case an Ipad on a docking station.  This is important with large luxury homes for 2 reasons.  The user can turn off a light that is left on in a room that may be a far distance from the front door, when leaving or the master bedroom when going to sleep.  Secondly, both energy savings and the life of each lamp will be greatly increased.

The brand of system we choose is Vantage.  Vantage is among the highest ranked home lighting automation systems, and will allow us to achieve more functionality with dimmers and more circuits per panel.

Typically, a lighting control system would be installed right after the framing phase of construction, and before drywall is in place.  There are systems however that can be installed without removing drywall.

Audio:  Most productions home buyers will consider surround sound in one or more rooms to fall into “home audio” category.  For higher end luxury homes, a full home audio system with amplifiers controlled by a single device is more ideal.  This includes in wall/ceiling speakers throughout the home operated with either wall mounted controls, Ipad docking stations or an iphone/android.  These speakers can also act as your intercom system and doorbell.

Network/WiFi: A typical wireless router will not be sufficient for larger homes.  What we will need is a high power gigabit wireless router with 2 high power wireless WiFi access points.  Our router is dual band gigabit, the latest advancement in WiFi technology delivering speeds up to 1750mbps.  Our 2 access points will harness data transmission so that more data reaches each targeted device instead of radiating in all directions equally.

Heating/Cooling Controls: There are 9 separate hvac controllers in our home.  They will be controlled in 3 different ways.

• Wall mounted thermostats.
• Ipad docking stations.
• Iphone/android application from any location outside or inside the home.

Energy savings will greatly increase by allowing the user to remotely control the temperature.

These low voltage options will greatly increase the value of our home.  With the latest technology, we have turned the home into a “smart home” allowing the end user to save money on energy bills, and gain the convenience of controlling the entire home lighting, hvac and audio from a single device.

If you need a real estate brokerage that offers services to landlords or property owners. If you have rehabbed your property and want to hire a company that will do its best to preserve your property while leased or it’s time to sell, please call Shelter Realty at 702-376-7379.

I had to post this video of the tough work one of our sub-contractors had to go through on this project. The more we looked at the exterior of this home, we hated it. MacDonald Highlands located in Henderson Nevada, just outside of Las Vegas likes to encourage the use of stone on home exteriors but this one looked as if someone just threw some tile on the sides of the house just to make the HOA happy, but the tile choice and placement was terrible and actually detracted from the appearance of the home. We bit the bullet and ordered the tile removed so we could stucco and repaint the entire exterior.

Trade persons work very hard but this work went above and beyond. Imagine running a 15 Lb power chisel above your shoulders on a vertical wall for 6 hours a day over two weeks. I know this home will look so much better once the exterior is changed but wow, what a job. Cutting the checks to pay for it is no fun either, and we sure would have preferred not to do it, but tough choices are the norm on a rehab.

If you need a real estate brokerage that offers services to landlords or property owners. If you have rehabbed your property and want to hire a company that will do its best to preserve your property while leased or it’s time to sell, please call Shelter Realty at 702-376-7379

Shelter Realty Represents Buyer in Purchase of 586 Lairmont Place, Henderson NV

Shelter Realty agent Paul Rowe acted as the buyer’s agent on the purchase of a 12,000 square foot custom home in the upscale neighborhood of MacDonald Highlands. The $1.7 million dollar sale on 586 Lairmont Pl, Henderson NV closed on November 30th, 2015.

Originally constructed in 2010, this property is set to be completely renovated and reinserted back into the Las Vegas real estate market by July 2016.

I interviewed Paul about the upcoming plans for this project and here were his comments about the sale as well as the impending renovation plans.

This was a very interesting purchase. MacDonald Highlands was hit particularly hard during the recession, but is coming back strong now. The home was originally completed in 2010 and eventually was foreclosed upon in 2013. A new owner took possession in 2013 but never occupied the property. They had a grand vision to expand the property even larger; however, they eventually decided not to pursue the renovation, but not before completely demo-ing the property down to the floor boards and studs throughout the entire property.

It was placed back on the market in 2015 in this unfinished condition, but being such a daunting project, the retail buyers weren’t biting and the initial pricing was too high for the investors. The new owners I represented came in and picked it up at a pretty good time.

The home really is going to be like a new home for whomever buyers it after the renovation. It was barely ever lived in and now it is being reworked from the top to bottom with new everything. The pool will be new, landscaping new. All the finishes and fixtures, new, low voltage electronics throughout as well.

I love the new floor plan. It maintains the large capacity as a high profile entertainment home but is laid out so efficiently, a family will feel right at home. It is amazing how the rooms are interconnected. When you’re in it, it feels like a grand house but you still know what is going on in other areas of the home unlike some cavernous homes I’ve been in before.

The views are phenomenal. This house has a 4000 square foot finished roof deck. I am not joking, there are clubs on The Strip that don’t have this kind of space. You can see the entire Las Vegas valley from up there.

The current developers are already proceeding on the renovation and delivery is expected in late June 2016. There are opportunities for the eventual resale buyer to come in earlier during the renovation if they wish, and to take the home in a different direction prior to its completion. This is something that would have to be negotiated but as building from dirt in MacDonald Highlands can easily take about 24 months, it is a great opportunity to have like new construction that can be ready in only 4-5 months.

Most property management companies will offer a set maintenance limit upon initiating a new contract with a landlord. The majority of Las Vegas property management companies set this limit at $300 – 500. This means that at property manager can approve any repair to your home that is less than that amount without the landlord’s prior approval. For some landlords this is fine, but for the majority of landlords this amount is more than they are comfortable pre approving and this has been our experience here at Shelter Realty.  This has prompted some property management companies to find other solutions in order to make their clients confident in their ability to provide good property management services.

At Shelter Realty we feel a good property management company should be able to maintain a property with minimal repair limits, for instance limits of $250. They should have vendors who are willing to work with these lower limits and who are willing to make additional trips back to the property without charging additional fees (trip charges).

As most people have experienced, a lot of vendors these days upsell for commissions or heavily mark up the material’s. So a vendor with a high maintenance limit and pre-approvals might just take advantage of those situations and the landlord know none the better. Having lower maintenance limits helps to control these situations and discourages over charging . A good honest vendor will make the minor repair upon the initial visit and ensure it is under the approved limit. If a repair can truly not be completed for less, the vendor is happy to leave the property and provide the management company with an estimate. These vendors look forward to obtaining approval and visiting the property again to complete the repairs.

When your property management company can find vendors to accept this challenge and these types of terms, you have a property management company that has exhausted the search for honest vendors; a management company that goes the extra mile to ensure their landlords are happy and comfortable to have them oversee their investment property.

For more information about our Las Vegas property management services, give us a call at 702.376.7379, email us at info @ shelterrealty.com or complete the form to the right.

Living in Las Vegas and Henderson comes with many great things. Some may say one of those things includes Las Vegas Home Owners Associations or HOA’s.  They help to regulate the standards in our community’s which most home owners and landlords come to appreciate. They watch over the neighborhoods to ensure everyone is abiding by the rules and regulations that help to keep the communities safe and clean. After all, that’s what they were created for. The “Covenants, Conditions and Restrictions” or the “Rules and Regulations” aren’t too difficult to follow.  For example, we are not allowed to leave our trash cans out on the curb after a certain amount of time on trash days; we have to install our satellite dishes where they cannot be seen; our festive decorations and lights have to come down once the holidays have passed and so on and so forth.

One key factor for new home owners, families moving to Las Vegas from out of state and investors is to be very aware of HOA communities and their common laws.  Unfortunately, a vast majority is unaware of these rules, sign the closing documents and /or lease and then come to find out about some of the more unknown rules. Did you know that in some communities you are not allowed to have a company vehicle? Some don’t even allow you to park it in the driveway. Most company vehicles cannot fit into a garage. What service technician wants to park his or her work truck on a public street to have it burglarized of all their equipment?  Or, did you know that many communities do not allow any vehicles to park on the street.  Maybe you have a garage full of recreational items or equipment and cannot fit that third car into the drive way. Only until it’s too late and you have accrued a fine or had your vehicle towed does this come to light; contracts have been signed and now you are stuck.  This can be a very unfortunate situation as you can imagine

How do you as a new homeowner, landlord or tenant avoid these situations? Make sure you have a good Realtor and/or Las Vegas Property Management Company that have the knowledge and know how to research the association’s rules and regulations on your behalf in order to avoid the these types of situations before they happen. They are more common that you can imagine.

For more information about our Las Vegas property management services, give us a call at 702.376.7379, email us at info @ shelterrealty.com or complete the form to the right.

There’s a lot more to managing a community association than you may realize.  Managing a Las Vegas homeowners association is more than just community management, it’s about compliance with state laws, your governing documents, licensing requirements, enforcing rules, conducting elections and so much more.

Having a professional management company for your HOA takes the pressure off of you as a board.

Your home-ownership interest in the community and its common elements is possibly your largest asset.  However, being a board member is a huge responsibility all by itself, let alone trying to manage all aspects of your community without the assistance of a professional management company and a knowledgeable, trained community association manager (CAM). What about the cost of hiring a professional management company?  We understand that financial hardship may be a big hurdle that keeps you from taking the next step towards professional management, especially given the current economy and possible high number of delinquent homeowner accounts but consider all that a professional management company and CAM can do for you and your association.

• Professional managers must go through continuing education courses in order to be a licensed manager in the state of Nevada, which includes Nevada laws that govern your Las Vegas HOA (NRS 116).

• A professional management company typically have a number of staff members to assist with the day-to-day operations of the association that must have a working knowledge of finances, accounting, budgets, taxes and insurance requirements to name a few.

• Your community manager and management company would have strong personnel management and communication skills which could aid the board in hiring and supervising contractors and staff for your community. Communication with the residents on the part of your community manager is also a major relief for a board.

• Community managers are trained and have a keen understanding of proper preventative a regular/ongoing maintenance of a homeowners association such as landscape repairs and replacements, upkeep of the facilities and regular mechanical maintenance.

• Most importantly, a professional community manager and management company are in place to coach and assist the board in many ways. They help conduct inspections, prepare for and conduct meetings and ensure compliance with the associations governing documents to name a few.

If you have any questions about specific coverages to meet your needs, we strongly recommend that you contact your insurance provider for additional information and clarification.

If you have any questions, please feel free to contact a member of the Shelter Management Group (SMG) team, we would be happy to help.  Contact us at 702.818.4780. Article Authored by:  Jamie Collins, Supervising CAM, CMCA, AMS co-owner, Shelter Management Group (SMG)

Shelter Realty Associates

Tony Sena, Broker / Owner

Tony Sena Broker / Owner Phone: 702-376-7379 Fax: 702-998-7386 Email: info(at)ShelterRealty.com Twitter: @ShelterRealty

Rachelle (Shelly) Fryer – Office Manager – Maintenance Coordinator/Property Manager

Rachelle “Shelly” Fryer Phone: 702-998-8810 Fax: 702-998-7386 Email: Support(at)ShelterRealty.com Twitter: @ShelterRealty

Audri Schultz, Property Manager and Leasing Coordinator

Audri Schultz Phone: 702-998-8810 Fax:  702-998-7386 Email: Admin(at)ShelterRealty.com Twitter: @ShelterRealty

Kara Morrison – Accounting Manager/Property Manager

Kara Morrison Phone: 702-376-7379 Fax:  702-998-7386 Email: accounting(at)ShelterRealty.com Twitter: @ShelterRealty

Elizabeth Abatangelo – Field Agent/Property Manager

Elizabeth Abatangelo Phone: 702-376-7379 Fax:  702-998-7386 Email: fieldtech3(at)ShelterRealty.com Twitter: @ShelterRealty

Nicole Street – Field Agent/Property Manager

Nicole Street Phone: 702-376-7379 Fax:  702-998-7386 Email: fieldtech(at)ShelterRealty.com Twitter: @ShelterRealty

Las Vegas Short Sale News: Senate Extends Mortgage Debt Forgiveness Act for 2014

Homeowners who sold their home as a short sale and their REALTORS® sighed in relief today as the U.S. Senate followed the U.S. House of Representatives meaning Congress finally approved an extension to the Mortgage Debt Forgiveness Act of 2007. This act has exempted sellers who sold their primary residences on a short sale to avoid being taxed on forgiven debt.

The Debt Forgiveness Act had expired at the end of 2013 leaving those residents in Las Vegas and nationally, who were planning on completing a short sale in 2014, in a position to potentially be taxed on large amounts of debt that could be treated as income.

The extension bill approved today retroactively includes eligible short sales that closed at any time during 2014. The caveat is that the bill approves short sales that closed during 2014 only. A new extension, which seems very likely to be approved, will be left to the incoming 2015 Congress. The reason another extension is likely is that Washington will want to have a new extension that allows for a reasonable and noticed end date, and not simply cutting off homeowners past 2014. A lot of potential Las Vegas sellers have been on the fence about whether to list their homes this past year because the extension was not in place. The down side to that inaction is that another year then passes and the seller never moves forward to address their debt and financial recovery.

Las Vegas Sellers who sold their home in 2014 should obtain professional tax advice to see if they qualify to get the debt exemption. I recommend either a CPA or enrolled agent level tax professional on this issue. The cost is far less expensive than you think and making sure that tens of thousands of dollars of debt are not counted against you, demands you get properly advised.

Any homeowners who, despite the recent run up in prices and are tired of being underwater, can call Paul Rowe at Shelter Realty for a no obligation review of their situation. You may reach Paul at 702 376 7379 or email him at info @ shelterrealty dot com.

If You Can’t Sell Your Las Vegas Home, Rent it

Shelter Realty has been contacted over the last month by several Las Vegas homeowners about listing their property for rent. The message has been very similar, my home is not selling and now I just want to rent it.

The Las Vegas Real Estate Market is changing and homes are not selling as quickly as they were a year ago.  Las Vegas home prices are up over the same period from last year but homes sales are down.  With the increased real estate inventory, homes are not selling and subsequently are sitting on the market vacant for a longer period of time.  To make matters worse, we are entering the holiday season when homes sales traditionally slow down.

If you are a Las Vegas seller and your property has been on the market for sale for over 90 days, I would recommend looking into placing your home on the market for rent.  Shelter Realty manages over 600 residential properties and are vacancy rates are below 5%.  By placing a renter in your property, you can minimize out of pocket mortgage costs while you wait for the sales market to shift.

For more information about our Las Vegas property management services, give us a call at 702.376.7379 or complete the form to the right to see if renting your home makes financial sense.

Beginning August 16 2014. those who want to utilize a “conventional loan” to purchase a new home after previously selling a home on a short sale will face a longer eligibility period.  At present, buyers who sold their previous home as a short sale can purchase again after two years if they are putting down 20%. After August 16 the waiting period moves to four years when using conventional financing.

Fortunately, buyers can still purchase with FHA financing after 3 years.  This is the current guideline for FHA and no changes on the three years appear forthcoming.

Buyers who are looking to purchase quicker than three years after a short sale may have some options open to them utilizing credit repair companies but be careful who you use and try to only work with a company who has a track record. They must show you a successful track record and if they aren’t successful, offers you some reimbursement in the event they can’t deliver.

For more answers regarding short sales including your particular situation please contact Shelter Realty Inc., at 702-376- 7379 or by emailing info @ shelterrealty. com

I attended a broker event yesterday at Palms Place, the Condo-Hotel development next door to the Palms Casino. They are currently releasing about 220 units of which 180 are studio suites and 40 are 1 bedroom suites. The studios are 615 square feet and start at $195,000 and the one bedroom units are 1220 square feet and begin at $325,000. Pricing will vary depending on view and height location of the unit. There is also a 3,900 square foot hundred penthouse for 1.8 million.

Out on the Penthouse Terrace!

The services and amenities offered by Palms Place were impressive. I won’t list everything here but a sample list includes:

* Spa Services
* Limo and Car Services
* VIP Check-in lounge
* Personal Training
* Car Care
* Discounts at the majority of Palms Casino amenities
* Complimentary access to Palms nightlife and daylife venues
* Rental Pool Program for owners to rent out their unit
* Concierge Services
* Kerry Simon’s restaurant SIMON

The Palms property consists of three towers. The first if the casino/hotel, then there is the Fantasy Tower which was the former Playboy Tower and finally, Palms Place. Between all three towers there are numerous choices to play, relax and live a true Vegas lifestyle.

One of the things I love about the Palms is that you can have every amenity and choice of a Las Vegas Strip property but don’t have the traffic and congestion issues of being on the Strip. The location is less than five minutes from the Strip and there is convenient access to Interstate 15.

Paul Rowe is an agent with Shelter Realty and has extensive experience with Las Vegas high-rise living options. He may be reached by calling Shelter Realty at 702 376 7379 or by emailing “info @ shelterrealty.com”. You are also welcomed to fill out a contact form on this webpage as well.