Area Real Estate News & Market Trends

You’ll find our blog to be a wealth of information, covering everything from local market statistics and home values to community happenings. That’s because we care about the community and want to help you find your place in it. Please reach out if you have any questions at all. We’d love to talk with you!

March 17, 2021

3 Impactful Bills Being Discussed Currently

Here are the latest developments from the Legislature that you should know.

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The Nevada Legislature is currently in session and so far, three bills have dropped—two I’m not in favor of, and one I think is great. AB141 did go through a hearing at the judiciary committee, and essentially what that would do is extend the length of time of notice for an eviction from a 30-day vacate to a 60- or possibly 90-day vacate (depending on how long the tenant has resided in the property). 

 

That only applies to month-to-month tenants; if you’re in a year-long lease, the landlord can still issue a 30-day vacate at the end of the lease. We were relieved to hear that last part, because prior to that being clarified, we feared that this bill would deter long-term residency. 

 

The text of another bill has been published but it has yet to be scheduled in committee. (There are a thousand different steps that bills have to go through, and this bill is in the earliest stages). It may not even be heard in committee, but we’re watching it. Essentially, it would get rid of the summary eviction process as a whole and require that all landlords go through a formal eviction process. I spoke to my attorney to find out what exactly that would entail. Here are some of the key differences: 

 

Whereas filing fees for a summary eviction are around $71, they’re around $270 for a formal eviction process. The latter is also a much more complicated process. With all roads leading to formal court, more tenants and landlords would likely need to hire an attorney to shepherd them through that process. It also takes a lot longer. 

 


The legislative atmosphere is interesting right now, but the Nevada Association or Realtors is doing a great job of advocating for us.


 

Landlords will build attorney fees into their operating costs and yearly profit and loss margin. Here’s my concern: What about the middle-class tenant who doesn’t qualify for legal aid (since they don’t meet the income requirements) but who has nonetheless fallen on hard times and can’t appropriately advocate for themselves in a district court?

 

I understand the perspective of those who are sponsoring this bill, but I think it risks harming a large portion of tenants who, for whatever reason, can’t afford representation but don’t qualify for legal aid. There are just as many bad landlords as there are bad tenants; we want the good landlords and tenants to have an equal opportunity to be heard. I believe the summary eviction process allows for that. 

 

Again, we don’t know if this bill will even go through committee because we don’t know how serious it is. Nevertheless, we’re staying vigilant.

 

Finally, there’s a fantastic bill that has been introduced by Heidi Kasama, a Realtor who just got into the Legislature. Essentially, her bill would stop tenants from getting stays. A lot of times when we see a judge grant an eviction, the tenant will wait until right before the lockdown to run down and ask the judge to look at their case again. When this happens, the case is stalled, but then the judge almost always goes ahead and grants the eviction anyway. Stays just buy the tenant a couple of more days before lockdown. 

 

The legislative atmosphere is interesting right now. The Nevada Association of Realtors is doing an amazing job advocating for us, so we’re really grateful for that support. As always, if you have any questions about the latest legal developments or are seeking some property management advice, reach out to me via phone or email. I’d love to connect with you and be a resource.

Posted in Real Estate Tips
Feb. 26, 2021

When Tenants Take Advantage of the COVID Addendum

Here’s how my recent day in court challenging a COVID addendum went.

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The day before the recording of this video, I appeared in court for a motion I filed to challenge a COVID addendum that essentially protects tenants from eviction until March 31. There are times when you can contest this addendum, and I felt like this was one of those times. 

 

To give you a little background, we started the eviction process back in November (when we were still allowed to), but then in December we experienced a round of mediation that didn’t go well. A court date was set for January, but the governor extended the COVID eviction moratorium to its present date. Henderson then automatically issued a stay order for the evictions until mid-April. 

 

During my communication with this tenant, I learned that he makes roughly $80,000 per year, which puts him under the income requirement for the COVID addendum. The addendum states that if you make less than $98,000 per year, you’re covered by the CDC COVID affidavit. The governor more or less piggybacked off that verbiage and made it part of the eviction moratorium for Nevada through the end of March. 

 

Anyways, this tenant still has a job and can definitely pay the rent. He could even be making partial payments. Through our December email discussions, it became apparent that he was holding the rent hostage because he wanted a year’s lease signed. At that time, the property’s owner wasn’t able to make any long-term decisions. She has stage 3 lung cancer, but she doesn’t need a reason for not wanting to sign another year’s lease and instead wanting the tenant to revert to monthly payments. 

 


I hope we can all speak to our legislators and explain to them that there needs to be more thought and creativity when it comes to this COVID addendum.


 

I brought this documentation to court as a way of saying that this particular tenant isn’t affected by COVID. I understand that he makes less than $98,000 per year, but he didn’t lose his job, he doesn’t prove any medical expenses, and I had documentation saying that he wouldn’t pay his rent until he had a year-long lease promised. The judge flat-out said that anyone making less than $98,000 per year with a COVID addendum wouldn’t have their case heard until April. End of story. 

 

I know the judge’s hands are tied and that the supreme court has made this blanket ruling. I understand that the CDC has made a one-size-fits-all ruling for the entire country. I also understand that making under $98,000 per year in, say, New York, Washington DC, or San Francisco can make things tight. However, people who make $80,000 per year in Nevada (or any state in the Midwest) aren’t struggling, so this one-size-fits-all approach to ensure people stay in their homes has created a segment of the population who want to take advantage of this situation. Furthermore, it takes away from the tenants who are really hurting.

 

I hope we can all speak to our legislators and explain to them that there needs to be more thought and creativity when it comes to this COVID addendum. This will allow the tenants who really do need help to get that help and prevent those who are just trying to take advantage of the situation from being protected. 

 

As always, if you have questions or concerns about this topic, don’t hesitate to reach out to me. I’d love to speak with you.

Posted in Real Estate Tips
Feb. 11, 2021

Who Qualifies for the New CHAP Money?

Do you qualify for the new CHAP money? Find out today.

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What’s the latest news regarding the new CHAP money?

 

As you know, 2020 saw the first disbursement of this money go toward rental assistance for tenants, but there weren’t many stipulations regarding who could qualify for it. Then in December, it was announced that landlords could apply for it on behalf of themselves and their tenants, but they only had about two weeks to send in their applications because that money would run out at the end of the year. 

 

I submitted 15 applications and have been following up with the DSS over the past couple of months, and I didn’t hear anything back until the other day. They informed me via email that there was no more landlord assistance money available and they couldn’t fund my applications. However, they also said that there was more money for 2021, but the renters had to apply for it themselves—landlords can’t apply on their behalf. 

 

They also gave me the stipulations of who can qualify for this rental assistance. A one-person household, for example, can’t make more than $42,000 annually if they want to qualify. A two-person household can't make more than $48,000 if they want to qualify. The scale goes all the way up to an eight-person household, which can’t make more than $79,300 in order to qualify. 

 


The Las Vegas NARPMⓇ chapter (in partnership with Hopelink) is throwing a fundraiser for rental assistance in response, and this fundraising is more important than ever.


 

If you take this at face value it sounds reasonable. However, we now have a state mandate that mimics the CDC mandate that states that landlords aren’t allowed to take legal action against tenants making less than $99,000 a year. So now we have a group of people who won’t be able to apply for the CHAP money. 

 

What do we do about this situation? I don’t have an answer at this time, but I can tell you that the Las Vegas NARPMⓇ chapter (in partnership with Hopelink) is throwing a fundraiser for rental assistance in response, and this fundraising is more important than ever. There will still be a group of people who can’t qualify for this CHAP money but have increased expenses due to the fact that their kids can’t be in school. In order for them to go to work, they have to pay for full-time childcare. On top of that, they have increased medical expenses due to COVID. 

 

Overall, they’re struggling and need assistance. I can’t stress enough the fact that every little bit counts if you want to be part of the solution, donate to this fundraiser, and help lift this crisis. That way, when all of this is over, we’re not looking at a housing crisis ala 2008. In that economy, everyone was affected by the downturn.

 

As always, if you have questions about this or any real estate topic, don’t hesitate to reach out to me. I’d love to help you.

Posted in Real Estate Tips
Jan. 26, 2021

Will You Help Us Aid NV Renters In Need?

Here’s how you can help the thousands of Nevada renters in need.

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Today I’m talking about how we can all do our part to help renters during this very difficult time, as COVID-19 lockdowns, moratoriums, and economic woes persist. We in the Southern chapter of the National Association of Regional Property Managers (NARPHAM) have launched a GoFundMe campaign to raise money for rental assistance. We’re excited to be partnering with HopeLink, who will be qualifying those renters in need of assistance; our job is to raise money for those who have fallen through the cracks of existing rental assistance avenues. Thousands upon thousands of renters still need our help, and that’s why I’m humbly asking for your support in this initiative.

Just click here to donate what you can so that we can all work together—not as landlords and renters, but as one Nevada community united against crisis. To hear my full message, watch the short video above.

Posted in Real Estate Tips
Jan. 6, 2021

What’s the Latest Eviction Moratorium News?

Here’s a look into how the eviction moratorium is affecting landlords.

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Over the past few months, I’ve shared several videos about the eviction moratorium here in Nevada, and today I’ll redirect the focus to what landlords have been asked to do by state and federal legislators. 

 

Essentially, they’ve asked landlords to be a part of the mobilization effort to stop the spread of COVID-19. Just like medical professionals, first responders, and grocery store workers, they’ve been asked to do this without federal and state funding. When the pandemic started, every landlord I spoke to was 100% on board with working with their tenants; they did not want them to be homeless in the middle of a pandemic. Roughly nine months later, though, these landlords are still operating without the monetary support of our state and federal government. They want to continue to provide housing for everyone and keep them safe, but they also need to be able to fix faulty heaters, leaky roofs, etc., and they’re finding it harder to do so because their resources have been exhausted. 

 


We’ve been going through this process for many months already, and I’m not sure landlords can hang on any longer.


 

Governor Sisolak’s latest moratorium provides some stipulations that are slightly different than the first one. The first one contained a blanket order preventing landlords from evicting anyone. This one requires that if tenants want to qualify as a “Covered Person,” they have to sign an affidavit (similar to the CDC affidavit) stating that they make less than $99,000 in a calendar year, they have no other housing options than their current residence, and that being evicted would put them at risk. The courts then have to decide whether the tenant meets these guidelines. 

 

The moratorium also made it clear that if landlords are to file evictions frivolously, they could be sanctioned, which has deterred many of them from pursuing any evictions. Federal funding for rental assistance ended on December 31. We don’t know if there will be any more, but if there is, there will be $25 billion to go around, and landlords will be able to file for that assistance. However, we’ve been going through this process for many months already, and I’m not sure landlords can hang on any longer. 

 

It’s a scary time for all of us, and we all want to find a solution to this problem. I’m hoping things will go smoother over the next few months if and when this federal funding comes through. In the meantime, I’m praying we can work together to combat this pandemic in a safe and economically feasible manner. 

 

As always, if you have questions about this or any real estate topic, don’t hesitate to reach out to me. I’d love to speak with you.

Posted in Real Estate Tips
Dec. 14, 2020

We Wish You a Merry Christmas

We hope you enjoy this wonderful time of year!

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Merry Christmas!

 

We hope you and your family have a wonderful holiday. 

 

We just wanted to take a moment to thank you for your continued support throughout the years. We wouldn’t be where we are today without your help! 

 

It truly brings us joy to help you make your real estate dreams a reality. If you have any questions, please don’t hesitate to reach out to us. We’re here to help you in any way we can. 

 

In the meantime, have a very merry Christmas! 

 

Wishing you all the best!

Posted in Other
Nov. 12, 2020

Guardian Realty Wishes You a Happy Thanksgiving

On behalf of Guardian Realty, I wish you a happy Thanksgiving.

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I know 2020 has been a rough year, and I’m hoping 2021 will be a better one—as I’m sure all of you are, too. Especially amid all this unforeseen adversity, I just want to say thank you for your support and continued confidence in my ability to guide us through changes as they come. I wish you and your family a very happy Thanksgiving, an abundance of joy throughout the rest of the holiday season, and a fantastic new year when the calendar finally does flip over. 

 

As always, please feel free to reach out to me by phone or email if you have any questions or property management needs. Again, thank you so much, and all the best to you and yours!

Posted in Other
Oct. 21, 2020

The Stay on Evictions Has Been Lifted—Now What?

The stay on evictions has been lifted, and here’s how this impacts landlords and tenants.

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On October 15, Governor Steve Sisolak lifted the stay on evictions, which means landlords can start filing the Seven-Day Notice to Pay Rent or Quit. If the tenant files an answer with the court, there’s an extra checkbox in the new form asking whether they want to participate in the mandatory mediation program. If they check that box, the landlord is obligated to mediate that particular case. 

 

After that, a 30-day stay notice is initiated for the eviction and the mediation is scheduled. The landlord has to be present for this; your property manager doesn’t have the authority to negotiate on your behalf. These mediations can be done virtually, so you don’t have to travel to Nevada for them. I know it’s inconvenient, but at least we’re moving in the right direction. Legislators have tied the rental assistance money to the mediation program, so in order to access those funds, you have to go through the mediation program. 

 

There is some concern that the funds, if not spent by December 31, will be returned to the Federal Reserve or the state will have to figure out how they’ll be spent. Either way, funds that aren’t spent by that date probably won’t go to the tenants. Therefore, legislators have created a program that extends the mediation process even longer. For tenants that only have three months of back rent and can get rental assistance within three months and get back on their feet, that’s a smaller balance than five or six months’ worth of rent. The larger the balance is, the fewer people the money will go to. 

 


It’s the classic story of two government bodies that have negated everything, decided to work against each other, and made things difficult for the rest of us.


 

If you file a notice now, it will take at least until the following week until you can file with the courts, and the courts will probably be backlogged, so it will take them a week or so to process the notice. We’ll be well into November by the time you can get a mediation scheduled, and I have no idea if they have enough mediators to handle the projected eviction traffic. 

 

The CDC affidavit is another issue to be aware of. A tenant can print it off and sign it, but there doesn’t seem to be any burden of proof on their part to obtain the affidavit. Receiving a signed affidavit means you have to stop the eviction process and won’t be able to do anything until January. This also means you can’t get them into mediation and connect them to rental assistance. I’m trying to explain to tenants that this affidavit isn’t in their best interest because of the way Nevada has tied rental assistance to the mediation program, and I’m doing everything I can to work with them so they can receive rental assistance. 

 

At the end of the day, it’s the classic story of two governmental bodies that have negated everything, decided to work against each other, and made things difficult for the rest of us. 

 

As always, I plan on keeping you updated on this ongoing story. If you have any questions in the meantime, don’t hesitate to call or email me. I’d be happy to speak with you.

Posted in Real Estate Tips
Oct. 1, 2020

What’s Going on With Evictions in the Court Systems?

Here’s my latest update on how the courts are handling evictions right now.

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Last week, I went to court over a lease violation; the tenant was running her water all day long because she thought that gnats were coming out of the drain. Even though we had been checking on it every week, we were not able to find any gnats. The owner was paying the water bill, which was very, very high.

 

I have three buildings, all of which have separate water bills. I brought the owner of the building in question all three bills and showed them the difference between theirs and the other two. While their building had only four units, the water bill was as high as it was for the other 10-unit building. 

 

The tenant didn’t show up to court but still tried the case as though she were there. After reviewing all the documentation, the judge determined that the occupant was causing damage to the unit (i.e., the owner) and therefore granted my eviction.

 

To be honest with you, I was shocked. I’d expected him to deny the eviction based on everything else that had been seen, but I think a large portion of why he granted it was that the occupant didn’t show up to court. That was good news, and I was glad to see that we were making some headway for the owner. 

 


Certain organizations are asking for sunset mediation, which would provide an end-date for mandatory mediations.


 

However, I did receive the news recently that the 30-day no-cause notices that were filed in August are being denied. We believed from the memorandum that we had previously received that we would be able to start filing 30-day no-cause evictions for tenants who are on a month-to-month lease in August. But the courts have decided that we should have filed those evictions on September 1, so we’re now having to re-file those notices, which means that it won’t be until October that we’ll be able to evict some of those tenants if they don’t move out at the end of the 30 days.

 

Additionally, the Supreme Court’s mediation program will soon hear the testimonies of property managers, legal aides, and legislators who are asking for sunset mediation, which would provide an end-date for mandatory mediations.

 

We also learned there are legislators who are trying to earmark the extra $10 million that the governor issued for rental assistance (specifically to the mediation program). This means that anyone who is going through the mediation program would be eligible for that money in rental assistance, but no one else would. 

 

That comes with a lot of issues. First of all, we probably won’t be able to get into mediation until January, which means that certain occupants’ bills will continue to get higher and higher and delay payments to the owner. It also means that fewer tenants will be helped. We’re hoping that the Supreme Court won’t tie up the $10 million and that there will be added stipulations requiring tenants to have some responsibility to prove that they’ve actually been affected by the pandemic so that we can weed out the bad apples.

 

I’m sure that I’ll have even more updates for you in our next blog post. In the meantime, stay safe and healthy, and don’t hesitate to reach out to us with any questions you may have.

Posted in Real Estate Tips
Sept. 18, 2020

2 Lease Violations, Video Evidence, No Eviction?

Here’s what happened when I tried to pursue two evictions this month.

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I recently got a taste of what it’ll now be like for property owners and managers to pursue evictions per lease violations. I had sought two evictions for two separate tenants following unacceptable incidents. For the first incident, I had police support in the form of red cards, and I had video evidence of the second incident. 

 

Here’s the first case: I have a property that’s in a bit of a rougher area, and after a shooting there, police issued red cards to the property managers so we can file lease violations, which the judge will then grant since there is police support. 

 

To summarize the situation without divulging protected information, let’s say a shooting occurred between Unit A and Unit B. Tenant A and Tenant B were involved; we had to allow Tenant B to break her lease so she could gather her items and be escorted off of the property by police for her own safety. 

 

Despite all of the documentation I had with me indicating otherwise, Tenant A showed up in court claiming that it was actually Tenant B who shot at her. Tenant A did not have to supply any documentation proving her account, though, and since the police report did not specifically state that Tenant A had shot Tenant B, the judge denied my eviction. The ruling shocked me because I know that six months ago, this eviction would have gone through—no doubt about it. 

 


The ruling shocked me because I know that six months ago that eviction would have gone through.


 

The second case involved what we’ll refer to as Unit C. I had a video of the tenant, Tenant C, having a visitor leave her apartment at about 2 a.m. to discharge a firearm in the middle of the courtyard. However, Tenant C claimed that it was actually the guest of another tenant (this particular property has 28 units) who discharged a firearm. She also claimed she wasn’t home at the time of the incident; her alibi was that she had gotten a hotel room and spent that night gambling (keep in mind she hasn’t paid rent in four months), so she couldn’t have had a visitor. 

 

Even though the person seen leaving Tenant C’s apartment is not a tenant at the property (at the very least, not an individual with whom I am even remotely familiar), the judge denied my eviction and stated I needed to investigate the issue of identity further. The burden of proof was on me; I had to provide more evidence that the individual who discharged the firearm wasn’t a tenant in my building. Again, I was shocked; six months ago, I would have easily been granted this eviction. 

 

When I left court, I trusted my gut and made a few phone calls. I was able to confirm that the governor’s office was very concerned that property managers would be using lease violations to oust tenants who aren’t paying rent, and as such, they instructed judges to use a stricter set of guidelines when assessing lease violation cases. 

 

We’re not yet sure what those guidelines are, but we’ll continue to do research. However, let me make this clear: Property managers, landlords, and legislators alike all want to provide assistance to people who have been affected by COVID. There have been fears that tenants have been taking advantage of this leniency, though, and now I’ve witnessed it; one of my tenants said—in open court, under oath—that she had been paying for a hotel room and gambling her money away instead of paying rent. I couldn’t address this fact at the time, however, as we weren’t in court that day for a non-payment case. 

 

I hope our legislators and leadership will begin doing more to advocate for landlords. It has been jarring to see such blatant disregard for landlords’ interests. I wish I had better news, but I do have an upcoming court case I’m looking forward to. It’s for a lease violation, but this time it involves the lease addendum promissory note that the governor approved, so we’ll see what happens! Until then, you can reach out via phone or email with any questions or concerns you may have.

Posted in Real Estate Tips