What the job actually covers
“Property management” covers a wider span than most owners expect when they first call. Across the 500+ homes Innova manages in the Las Vegas valley, the work divides into five areas, and a company that is weak in any one of them will cost you money in the others.
Marketing and leasing
Pricing to the current market rather than to last year’s rent, photography, syndication to the portals, showing coordination, and application intake. Vacancy is the single largest controllable cost an owner carries, so this is where speed pays.
Screening
Credit, income verification, eviction history, criminal history, and — the one most often skipped — landlord verification with the previous landlord rather than the current one, who may be motivated to give a glowing reference to a tenant they want gone.
Rent collection and accounting
Automated collection, owner distributions on a fixed schedule, and year-end statements.
Maintenance and inspections
24/7 dispatch to licensed, insured vendors, and periodic evaluations of the property’s condition rather than waiting for the tenant to report a problem.
Compliance and the unpleasant part
HOA violation handling, notice service, and eviction filing when it comes to that. This is the part owners most want to hand off, and the part where doing it wrong is most expensive.
How the fees are structured
Management pricing in this market has three components, and the headline percentage is only the first.
The monthly management fee
A percentage of collected rent. The word collected matters: a manager who charges on scheduled rent gets paid whether or not the tenant does, which removes their incentive to chase. Innova charges on collected rent only.
The leasing fee
Charged when a tenant is placed. Innova’s is one month’s rent, with no separate set-up fee and no marketing fee.
Everything else — the part to interrogate
This is where quoted prices diverge most. When you compare companies, ask specifically about: lease renewal fees, inspection fees, maintenance mark-ups on vendor invoices, vacancy fees charged while the unit is empty, technology or administration fees, and early-termination penalties on the management agreement itself. A low headline percentage with a mark-up on every work order is not a low price.
The comparison that matters. Ask each company for a sample owner statement from a real month with a maintenance event in it. The headline rate tells you very little; the statement tells you everything.
Innova’s current pricing is published in full on the pricing page, including what is and is not included at each tier.
This guide is general educational information, not legal advice. For your specific situation consult a licensed Nevada attorney. Innova Realty & Management is a Nevada-licensed real estate broker (#B.143949), not a law firm.