FREQUENTLY ASKED QUESTIONS

DO YOU WORK WITH SECTION 8? - Yes

WHAT IS SECTION 8, ANYWAY? - HUD (Housing and Urban Development) is a Federal Agency centering its efforts around housing and development. One function, comes under "Section 8", and is designed to help needy families or individuals with their housing needs. Depending on a persons situation and requirements, HUD will pay a portion or all of a qualified tenants rent. A tenant must have applied for housing assistance with a local office, and be approved, before they can receive assistance.

AM I REQUIRED TO MAKE MY PROPERTY AVAILABLE TO SECTION 8? NO! Tenants involved with the Section 8 program are not a protected class. However, Section 8 tenants have one huge advantage... consistent rent. The government will pay and pay and pay as long as the landlord (property) and tenant meet certain guidelines. Most Section 8 recipients that we have worked with are single mothers with one or more children, or single, older individuals with individual characteristics that prevent them from holding steady employment. Of course there are many reasons why individuals or families become eligible for the Section 8 program.

HOW DO YOU CHECK OUT PROSPECTIVE TENANTS?- In addition to verifying their current residence, payment history, and employment status, we complete a detailed credit check through Trans Union. We are able to get a credit rating from anyone no matter where they have lived in the past. If we need to we will demand pay stubs and/or reference letters. We only take cash or the equivalent of cash at move in.

ARE YOU LICENSED?-Yes. We have a real estate brokers license and property management permit (#29510) and business license (#R02-01967-5-069553) through the state of Nevada and City of Las Vegas respectively. In addition, we are members of the Greater Las Vegas Association of Realtors, the National Association of Relaters, the Better Business Bureau and the National Association of Realtor Property Managers.

HOW DO YOU HANDLE EVICTIONS? - The eviction process in Nevada when compared to other areas of the country is fast. We normally begin the eviction process on the 6th of the month by posting a 5 Day Pay or Quit Notice at the property. When the mandatory time has expired and the tenants have still not met their obligations we will file the appropriate paperwork (Affidavit of Complaint, Order for Summary Eviction, Instructions to the Constable etc.) with the Justice Court and Constables office. Usually between 2-4 business days later the tenants will be physically removed from the property and the locks will be changed. The entire process averages about 21 days

HOW DO I GET MONEY THAT IS OWED AFTER A TENANT LEAVES? - There are basically two ways. If you know where the x-tenant is, you will have to sue him in court for either damages, rent, or both. Suing for damages is very difficult since proving who caused them is next to impossible. If you don't know where the tenant is, which is usually the case, then the account can be placed with a collection agency. They will attempt to collect any outstanding balances and usually charge up to 50% of what is collected as their fee.

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