Choosing a Property Manager in Henderson: 12 Questions

Interviewing property managers in Henderson but not sure how to separate polished sales pitches from proven operations? You are not alone. Choosing the right manager directly affects your cash flow, compliance, and the long-term health of your rental. This guide gives you 12 essential questions to ask, what good answers look like in Henderson, and the red flags to avoid so you can hire with confidence. Let’s dive in.

Henderson rules to know

Henderson properties sit within Nevada’s landlord-tenant laws and local code. Licensing runs through the Nevada Real Estate Division, and managers who lease or collect rent for others typically need to be licensed and supervised by a broker. You should also expect strict handling of client funds and tenant security deposits in trust accounts with clear monthly accounting.

Short-term rentals are regulated at the city and county level. Permits, taxes, and zoning rules can change, and enforcement is active. If you plan to run or consider an STR, confirm current rules with the City of Henderson and Clark County before you list.

Evictions follow Nevada procedure and run through local courts. Timelines and costs vary based on the reason for eviction and court schedules. Screening must comply with fair housing and the Fair Credit Reporting Act, and adverse action steps should be documented.

12 questions to ask

1) Do you hold a Nevada broker’s license and are you insured?

Licensing and insurance are non-negotiable for compliance and protection.

• Look for a clear license number, broker of record, and a way to verify status.
• Ask for proof of general liability and errors and omissions coverage with limits.
• Expect guidance on owner insurance requirements for the property.

2) What is your fee structure?

Fee models impact your net return and predictability.

• Ask for full detail: monthly management fee, leasing fee, renewal fee, maintenance markup, setup or admin fees, and eviction processing costs.
• Industry ranges often run about 6 to 12 percent of collected rent for full-service management; leasing fees commonly run 50 to 100 percent of one month’s rent or a flat amount.
• Clarify if fees apply only to collected rent and whether any fees apply during vacancy.
• Confirm caps on maintenance markups and how often fees can change.

3) How do you handle maintenance and what are your response times?

Response speed and transparency keep tenants and protect your asset.

• Ask if repairs are handled by in-house techs, third-party vendors, or a mix.
• Expect service-level targets: emergency within 24 hours, urgent within 24 to 72 hours, routine within 7 business days.
• Confirm vendor vetting: licenses, insurance, and W-9s on file.
• Get the dollar limit for repairs they can approve without your consent and what happens after hours.

4) How do you price rent and market vacancies? What are your average days to lease in Henderson?

Data-driven pricing and marketing reduce vacancy loss.

• Look for rent comps and a clear pricing strategy rather than a rule of thumb.
• Expect details on marketing: MLS, rental portals, social media, and video.
• Ask for recent average days to lease for similar Henderson units and how they adjust pricing based on activity.

5) What is your tenant screening process and criteria?

Screening protects income and must follow fair housing and FCRA rules.

• Look for consistent standards: income-to-rent ratios, credit checks, rental history, and lawful criminal screening policies.
• Expect use of a consumer reporting agency and a documented adverse action process.
• Ask how criteria are applied consistently and how decisions are recorded.

6) How do you handle rent collection, late payments, and when do you file for eviction?

Clear policies preserve cash flow and reduce surprises.

• Ask for the rent due date, grace period, and late fee structure that aligns with Nevada law.
• Expect a timeline for notices, communication steps for arrears, and when they recommend filing.
• Clarify who pays legal fees and how court appearances are handled.

7) What reporting and owner portal access do you provide?

You need timely, accurate data to manage cash and taxes.

• Look for monthly statements with income and expenses plus copies of invoices.
• Expect an online owner portal with real-time balances and maintenance updates.
• Confirm the distribution schedule for owner proceeds and an annual tax package.

8) How are security deposits and owner funds handled?

Proper trust accounting reduces legal risk.

• Ask if tenant deposits and owner funds are held in separate trust accounts.
• Expect monthly reconciliations and the ability to see samples on request.
• Clarify deposit return timelines and documentation standards after move-out.

9) Who handles evictions and legal disputes?

Experience and a defined process reduce downtime and cost.

• Look for named local counsel or in-house resources with Henderson experience.
• Ask for a typical timeline and cost range for nonpayment cases.
• Confirm approval points: when they serve notice, file, or settle.

10) Do you manage short-term rentals in Henderson and handle permits and taxes?

STRs require permits, taxes, and operational depth.

• Expect knowledge of city and county STR rules, HOA restrictions, and insurance needs.
• Ask about transient lodging tax collection and remittance.
• Confirm guest screening, cleaning and turnover systems, and a 24/7 local contact for issues.

11) What are your repair authorization limits and after-hours protocols?

Clear thresholds balance speed with cost control.

• Get the dollar amount they can approve without you and when they must call you first.
• Ask how they handle emergencies after hours and how quickly you receive invoices and photos.
• Expect follow-up documentation within a set number of business days.

12) Can you provide Henderson references and performance metrics?

Local track record is the best predictor of results.

• Ask for references from current or past Henderson owners.
• Expect portfolio metrics for similar properties: average days vacant, rent collection rate, eviction rate, and turnover costs.
• If metrics are not available, ask why and what third-party testimonials they can share.

Contract red flags

• Vague fees: unclear renewal costs, open-ended maintenance markups, or fees during vacancy.
• Fuzzy cash timelines: no specific date for owner distributions or statement delivery.
• Long lock-ins: termination penalties or notice periods longer than 60 days without cause.
• No repair thresholds: missing written authorization limits for emergency and non-emergency work.
• One-sided liability: unlimited owner indemnity with low or no manager liability caps.
• No audit rights: inability to review trust account records or vendor invoices.

How VICE Realty helps

If you want one accountable partner across Clark County, a vertically integrated model can simplify ownership. VICE Realty Group brings brokerage, property management, and in-house contracting under one roof to speed turns and control costs. You get direct local support from a staffed office and a single operations-first team for leasing, maintenance, and reporting.

For owners who prefer predictable costs, VICE emphasizes a flat, transparent 8 percent management fee with limited add-ons. Weekly reporting and an online owner portal keep you current on rent collection, maintenance, and cash distributions. In-house maintenance helps reduce downtime and coordination lag, while vetted specialists cover licensed trades when needed.

Whether you hold a long-term rental or an STR, VICE supports tenant and guest screening, compliance with local rules, and efficient turnover. The focus is practical: faster leasing, consistent communication, and systems that protect your property and income.

Next steps checklist

• Verify licensing and insurance. Request the license number, broker of record, and proof of insurance.
• Review the fee schedule. Confirm monthly fee, leasing and renewal charges, markups, and caps.
• Confirm maintenance protocols. Get written SLAs, after-hours procedures, and authorization limits.
• Ask for portfolio metrics. Compare average days vacant and collection rates for similar Henderson units.
• Request sample reports. Review a monthly statement, portal screenshots, and a bank reconciliation sample.
• Clarify STR capability if relevant. Ask about permits, taxes, and 24/7 local support.
• Align on eviction steps. Confirm notice timelines, court process, and your approval points.
• Negotiate the contract. Set termination terms, repair thresholds, and audit rights in writing.

Ready to compare managers and see how an integrated approach can streamline your operation? Connect with the local team at VICE Realty to review your property, fee options, and reporting expectations.

FAQs

What is a fair property management fee in Henderson?

• Many full-service managers charge about 6 to 12 percent of collected rent, with separate leasing or renewal fees and potential maintenance markups.

How fast should a Henderson rental lease?

• It depends on price, condition, and season; ask managers for their average days to lease for comparable Henderson properties and how they adjust pricing based on activity.

How should a manager handle security deposits in Nevada?

• Tenants’ deposits should be held in separate trust accounts with monthly reconciliations and documented move-in and move-out procedures.

Are short-term rentals allowed in Henderson?

• STRs are regulated with permitting, tax, and zoning rules that change, so confirm current requirements with the city and county before operating.

What eviction timeline should I expect in Clark County?

• Timelines vary by reason, court schedules, and whether a case is contested; ask managers for recent averages from notice to possession for nonpayment cases.