Owner FAQs

The very easy answer is yes. Nevada requires property managers to not only be licensed Real Estate Agents but also hold a Property Management Permit to do property management.

Each property manager must do a separate 24 hrs of property management classes and then take another 24 hrs of additional education every 2 years.

Must pass an exam

Pass a background check

Insurance requirements

No. Some property management companies offer only limited services for discounted pricing; some firms are designed for owners who like to be very involved in the day-to-day management of their properties; and some firms, like Hive RE Group, are full-service firms designed to handle ALL aspects of the property management experience.

Although we have just opened up our doors in Sept’22, we have been real estate agents and property managers for a collective 46 years. We have been serving real estate investors since 2000 and recently opened up HIVE RE Group to better serve you.

There are countless laws governing rental real estate including federal & state fair housing, habitability laws, tenant rights laws, applicant screening, rent-ready standards, and more. We ensure your property & your management experience is fully compliant with ALL rules, regulations and laws.

No, We believe we should only be paid if you get paid. Our management fee is based off of actual rent we collect. If we do not collect any rent, or if the property is vacant, you don’t pay us anything. If we are overseeing an extensive unit remodeling or insurance claim, we will charge a small monthly fee to cover our oversight expenses.

We advertise to over 150 different websites, the MLS as well as specialized sites specific to a property’s needs to attract the highest quality applicants from a variety of different sources.

The Las Vegas Valley market prefers that rental properties have the appliances in place - it provides more applicants than those requiring to purchase them for your rental. Although you do have to maintain anything you provide, it also is less wear & tear on the home when those appliances don’t have to constantly be moved in and out.

The quality of the property is equal to the quality of the tenant it will attract. Therefore you want your property to be updated and CLEAN! We can take care of getting your property rent-ready to ensure it meets the safety and habitability requirements of the state and to attract quality applicants. All properties must meet basic safety standards, be clean and everything in operating condition prior to tenant move-in.

We have a 13-point application screening process that all applicants go through; these include income, employment, credit check & review history, pre-qualifications, eviction check, landlord verification, sex offender check, public records, criminal check, bankruptcy check, service animal verification & pet verification

Yes. Once we thoroughly run our screenings on all the applicants for your property, we can review the applicants with you and we can together decide which applicant to accept. Remember that we have done this over many years and our experience and gut feel on a tenant should be strongly considered. We comply with all fair housing rules and regulations.

Although you do NOT have to accept pets in your rental, over 70% of all tenants come with pets. That means that if you chose NOT to accept pets, you are reducing your prospective inquiries by 70%. We do recommend our owner-clients allow pets, although we do NOT allow CATS due to allergies and damage that can be caused by a pet. Remember that regardless of pet policy, service animals must be allowed in all properties with proper documentation.

Yes. Nevada state law includes “source of income” as a protected status. This means that landlords may not discriminate based on where tenants receive their income (including government subsidized programs.) Applicants still need to meet all other qualifications.

No. As your legal agent, Hive Real Estate Group signs all of the legal documents on your behalf. You will always get a copy of your tenant’s signed lease and any addendums for your records.

Tenants have varied options of paying their rent. They can either mail in or drop off a certified check or pay their rent online through their tenant portal.

Typically we sign one-year leases. There are a number of reasons we do that but first and foremost we want to be able to assess the tenant and the market prior to year end to determine if we will be offering them a renewal and at what rate. Longer, established tenants can be on longer leases if we determine it satisfies all parties.

Deposits are charged based on the individual tenant and property and vary as such. Typically we charge a security deposit, a cleaning deposit, a key deposit & a pet deposit. Corporate rentals also have a utility deposit for any overages. By Nevada State Law, we cannot charge over 3x the monthly rent for all deposits combined.

Hive Real Estate Group holds all tenant deposits in our Security Deposit Trust Account. This is done to comply with the State of Nevada trust accounting rules and regulations.

When a tenant moves out and turns over keys, we will do a property check-out and we complete the move-out process and deposit disposition. We will withhold any funds from the deposit that are legally due and allowable and refund any balance directly to the tenant. If a tenant breaks their lease, they may forfeit their deposit along with other charges that may be due.

Yes, we perform at least an annual mid-lease property inspection. The purpose of this inspection is to ensure the property is being well cared for, that there are no lease violations & to look for deferred maintenance issues a tenant may not have placed before they become a problem. As we also have many properties throughout the city, if we are close by, we will drive by all of our properties to see if there are any exterior issues that may lead us to want to do an inspection earlier rather than later.

We handle the entire rent collection process. If the tenant does not pay rent, we contact them first to find out what the problem is and set up a payment plan, if necessary to get them caught up. If they still do not pay rent, we handle the entire legal eviction process to minimize your losses.

Hive Real Estate Group handles all repair requests (even emergencies) and we use pre-screened, high quality vendors. We handle all emergency repairs as soon as possible and then will notify you, other maintenance issues over your set limit will be called in to you for authorization to proceed.

While a property is vacant and prior to any tenant move-in, you are welcome to do whatever make-ready work you would like to do on your property. Please remember that we have a minimum standard for all of our properties. Once a tenant has moved into your property, we do need to have licensed & insured vendors who perform the work for both protection of the tenant-residents and to reduce your liability. Therefore, we will use our pre-approved vendors. Also once the tenant has moved out, all repairs & rent ready to be charged to the tenant must have accurate invoicing so again, we will use our pre-approved vendors. If you have a favorite vendor, please give us their contact information - we are always looking to add new high quality vendors to our group!

We strongly discourage the use of home warranty companies as they typically provide a poor experience and outcome. In older homes, it can be an economic choice to avoid costly repairs to systems like a/c, plumbing and electrical but be aware that we may have to accommodate tenants while waiting for appointments, scheduling, parts and authorizations which can sometimes be brutal in the heat of summer when the a/c is not working. If we cannot have service within 48 hours, we reserve the right to use our own vendors to get the work complete.

Yes, we will collect a $300 reserve from you ($500 if it is a corporate rental). This is YOUR money and it will be deposited into our bank trust account as the reserve for YOUR property. We will potentially use these funds to pay for expenses that may arise between the time we send you your rental income and the time we collect the rent from the tenant for the following month. We will always maintain this reserve as long as we manage your property and we use it for repairs, utilities or any other expenses in between rents. If we know of a large expenditure coming up (like house repainting, a/c replacement, roof replacement, etc.), we will request you submit funds to cover that repair and place it in the reserve account until the work has been completed and we are invoiced for payment. Once we stop managing your property, the balance of the reserve will be paid out to you.

Our owner-clients have a secure on-line portal which gives them 24/7 access to financial reporting, management agreement documentation, leases and all invoices charged to their property(ies).

Yes, we automatically deposit funds by ACH directly into the checking account you provide to us when signing up.

You get monthly owner statements along with all paid invoices along with annual reports, 1099’s and cash flows. If there is something specific you require, please let us know and we will try to accommodate.

No, although we wish we were but some people only want basic services and nothing more. We are a relationship-first based property management business and we work with owner-clients who are looking for a full-service experience. As a boutique property management company, we try to serve all of our clients needs.

The answer is complicated - yes and no. Our property management agreement is designed to give our owner-clients maximum flexibility while it is also designed to allow us to serve all of our owner-clients with a consistent, high-quality, full-service management experience every time. If you are an investor with multiple properties, we can offer a discount. If you are an investor with “program” tenants, those properties will not be discounted as they entail lots of additional work to ensure your property and the tenants are well taken care of.

We manage all types of residential properties. We manage condos, townhouses, single family homes & multi-family units for long term rentals. Our corporate rentals range from daily rentals in condo-tels to minimum monthly rentals in condos & single family homes throughout the valley.

Yes. We offer sales services exclusively to our owner-client group and we can help you buy another rental or sell your current property when the time is right. If you have been referred to us by another agent as an owner-client, we will refer you back to your real estate agent for future sales. You are free to discuss your options with us and we can make appropriate recommendations.

Contact us and we will be glad to discuss your property specifics with you. We always want to see the property first prior to signing any agreement so we will make an appointment with you or a designee to see the property, then discuss rental terms, etc. to get started.