We offer both “bundled” and “unbundled” property management services for single-family homes and condominium units in the Reno/Sparks area. Our two most popular bundled packages are “Full Management” and “Tenant Placement,” which are compared on the chart below. If you’d prefer to retain us on an “a la carte” basis, a list of stand-alone services follows the chart.

Services Provided	Tenant Placement*	Full Management**
Initial property viewing to determine the home’s competitive status in today’s market	X	X
Market rent study; recommendations to Owner to improve property’s marketability	X	X
Design & placement of advertising	X	X
Dedicated web page for vacant property, until rented	X	X
Minimum once weekly vacant property check	X	X
Handle rental inquiries show vacant properties 7 days a week	X	X
Pre-screening of prospective residents prior to showing	X	X
Rental application processing (tenant screening) for all residents 18 years of age or older	X	X
Thorough lease review for tenants of all provisions prior to start date	X	X
Lease execution, collection of initial move-in monies (rent & security deposit via certified funds)	X	X
Move-in inspection of the property’s condition at occupancy – signed by both tenant and property manager	X	X
Documents, final accounting, and all funds sent Owner within  five (5) days of lease commencement	X
On-call availability 24/7 for property and tenant emergencies		X
Periodic (approximately, once per month) drive-by inspection of property		X
Annual interior and exterior inspection with photos		X
Accounts payable/receivable processing monthly		X
Ability to accept online rent payments from residents		X
Monthly and annual financial reports to Owner		X
24/7 online access to owner documents and accounting reports		X
Owner disbursements made by the 3rd day of each month		X
Option to receive your monthly disbursement via Electronic Funds Transfer (EFT) at no added cost		X
Non-interest-bearing trust account for tenant security deposits		X
Arranging for routine maintenance (Never any “up-charge” for maintenance or repairs done on your property.)		X
Owner consultation, as needed		X
Late notices to tenant, as needed		X
1st phase of eviction action for non-payment of rent and/or lease violation, if required		X
Move-out inspection and security deposit reconciliation when tenant vacates		X
Lease administration; renewal tracking		X
1099 reporting and processing annually		X

*  Tenant Placement Service: Flat fee $500. Agreement is for a 60-day period.

** Full Management Service:  Flat fee $100/month. Minimum 12-month agreement. One-time $175 new account set-up fee and (10% discount) $450 for tenant placement.*

 

 

UNBUNDLED SERVICES

We recognize some of our clients don’t want “Full Management” or “Tenant Placement” services – they would prefer to handle most of the property management duties themselves. For the investor-owner who just wants a bit of assistance in specific tasks from time to time, we offer the following services as stand-alone options, at the rates listed:

 

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 SPECIAL SERVICES

 

Each of the “Special Services” below can be provided by Truckee Meadows Property Management on an as-needed basis. Our hourly rate for these services is $95.  A $350 retainer fee is required for each of these services, which will be applied to the final billing. Detailed accounting of hours spent will be provided to the owner on a routine basis.

Property Tax Appeal

Appeal of Homeowners Association Violations and/or Fines

Bidding | Contracting | Supervision of Capital Improvements

 Court Appearances on Owner’s Behalf for Evictions or Small Claims

Insurance Claim Handling | Oversight

 

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EXPERT OPINION & TESTIMONY

 

Should the need ever arise, Truckee Meadows Property Management’s Judy Cook, C-CREC® is a recognized industry expert in the areas listed below, and can provide expert opinion and testimony in legal matters.

Please have your attorney contact us for a rate schedule.

Fair Housing	Landlord/Tenant Matters
Licensing and Agency	Broker Responsibility
Trust Accounting	Real Property Maintenance
Risk Management	Environmental Disclosures
Management Operations