Let’s get started.

Go to “Contact” form below and fill in the info form or simply call us. We will then mail you a complete start up package. Once you return all completed forms, we can get started. Be sure to continue to make your mortgage payments, homeowners’ association payments and other bills associated with the property. We will also need a copy of your landlord tenant insurance policy for our records. It is important for you to terminate your current property management agreement at this time.

Fees

GAULER REALTY, REAL ESTATE AND PROPERTY MANAGEMENT HAS ONLY ONE FEE. The monthly rental fee. If the property is not rented, there is NO FEE. When we have found renters for your property, Our monthly management fee is the greater of $100 or 10% of the monthly rent (ONLY when rented). We also require all owners to keep a $300 reserve with us for minor repairs.

Market Analysis

We will view the property and provide you with a comparable market analysis to assist you in determining a rental amount. Factors such as square footage, location, the number of bed and bath rooms, and other amenities establish fair market value in comparison to similar and recently rented homes.

Marketing

How are rentals marketed? Signs at the site, the internet, a real estate agent, and ads in the paper or local publications. Also provided are web page photos of your property, rentals signs, listing your property in the MLS, our website and several other online sources.

Pets

Many families and singles have pets. If you choose to allow pets, we will advertise: pets upon approval. When we present the tenants to you for your approval, we will also tell you about the pet. Each pet will require an additional $300.00 deposit along with a pet agreement. If damage exceeding the pet deposit occurs, we will hold funds from security deposits. If there is no damage, the $300.00 is returned to the tenant. You are NOT REQUIRED to accept pets.

Screening Tenants

We screen each tenant over the age of 18 based on credit, employment, criminal activity and rental or ownership history. We make copies of all identification. As Federal Law dictates, we are a fair housing advocate and MUST NOT discriminate against any applicant or tenant based on race, color, religion, sex, national origin, handicap, ancestry or familial status.

Rental Agreement

GAULER REALTY, REAL ESTATE AND PROPERTY MANAGEMENT uses the lease/rental agreement provided by Reno Sparks Association of Realtors. Most owners prefer securing a one-year lease. After the applicants are fully screened, tenants are scheduled for an appointment with a property manger for a complete explanation of the lease and to obtain signatures. The time we spend explaining the terms of the lease is very important. It substantially reduces confusion during the term of the contract. It also gives us a chance to answer questions and concerns the tenant may have. The first month’s rent and all deposits are paid in certified funds. For the remaining months, the tenant can write a personal check. There are recourses for insufficient funds.

Security Deposits

As additional protection for you, we require a security deposit in the form of certified funds before a property is taken off the market. Security deposits are based on the monthly rent with an additional pet deposit. We offer all deposits as refundable, encouraging tenants to leave the property in good condition. Proper notice and completion of the lease term is required in order to receive the security deposit refund. The tenants are responsible for cleaning appliances, floors, walls, yards and carpets to prevent deductions from deposits. GAULER REALTY, REAL ESTATE AND PROPERTY MANAGEMENT will compare the condition at move out to the move in inspection sheet to determine all costs necessary to rectify any damages to the property that exceed normal wear and tear. A thorough security deposit disposition report will be completed and forwarded to the tenant within thirty days of move out as required by Nevada law.

Collecting Rents

Rents are due on the 1st day of every month. We allow no grace period. until the 3rd. Late fees are incurred on the 2nd at the rate of $50 and $50 each day thereafter. Late rents and late fees must be paid in certified funds. All late fees are the property of GAULER REALTY, REAL ESTATE AND PROPERTY MANAGEMENT. Collections may begin on the 3rd of the month, leading to possible eviction. After the eviction process has begun, future rents must be paid with certified funds. No personal checks are accepted. Tenants are responsible for all eviction fees.

Your Monthly Statement

We create a clear audit trail of all funds pertaining to each property. All security funds are in a Nevada State Bank Trust Account as required by the Nevada Real Estate Division. Each month an operating statement and your check are sent to you. Our statements are easy to read and understand. This simplifies tax reporting at the end of the year.
Our service includes paying expenses you have on the property such as maintenance and repair bills, when applicable. Copies of all invoices paid will be attached to the monthly statement.
We have additional accounting services available to our home owners.

Maintenance

When maintenance over $300.00 is required, we will contact you for instructions. If you prefer we handle routine maintenance without contacting you, we will make it part of our agreement. Emergency maintenance is required by law to be addressed within a specific period time. If we are unable to contact you, we will use our best judgment on making repairs over your authorized amount. Emergency maintenance includes, but is not limited to, loss of heat, water damage, main drain stoppage or electrical problems. Most emergency repairs can be fixed at the time of the service call; some require later bids and replacements such as heating and cooling systems. Our management fee includes overseeing minor repairs.

Insurance

We require you to maintain “Owner, landlord and tenant” insurance. This coverage will protect you, the resident, and us against a wide range of losses caused by unintentional hazard or unsafe conditions on your property. Your insurance company should have all this information. We also require GAULER REALTY, REAL ESTATE AND PROPERTY MANAGEMENT added to the insurance (this should not require additional fees) as additional insured. Your liability coverage must be at least $1,000,000.00.

Inspections

A full inspection of the property will be done by the tenant and property manager at the time of move-in and move-out. In addition to driving by the property for exterior inspections monthly during the term of the rental agreement, we will schedule a complete interior inspection upon the Owner’s request. A $100.00 fee is charged for requested inspections.