Short-term rental management in Las Vegas and Nevada
Guests, cleaning, pricing, vendors and city compliance, handled by one team. We get paid when you get paid.
Simple, owner-first fees
We are paid no other costs until revenue comes in.
- Minor upkeep includedSmoke detector batteries, air filter changes and minor guest-damage repairs, in lieu of hiring a handyman.
- Cleaning paid by guestsCleaning costs are covered by the guest cleaning fees.
- Insurance claims go to youAny damage-protection claims we procure are paid 100% to you, with no management fee.
What we handle
Marketing, guest communications, guest issues, neighbors and the city. We pay city taxes and all vendors and supervise them, provide after-hours emergency lines, and contract with a security company to respond to bad scenarios like a party. We track supplies, conduct quarterly inspections and oversee regular maintenance. Any damage is reported to Airbnb or the guest insurance provider so we can collect funds to cover it.
Marketing and guests
Operations
Tell us about your property
Short-term rentals, managed start to finish. About 60 seconds, no obligation.
99 things we do for you
Short-term rentals, from first consultation to the final report.
New STR Properties
1. Conduct an initial consultation with the property owner: The first step is to conduct an initial consultation with the property owner to discuss their needs and expectations.
2. Make necessary improvements: Conduct any necessary repairs, upgrades, or renovations to the property to make it more attractive to potential tenants.
3. Develop a marketing plan: Develop a comprehensive marketing plan that outlines the various channels and tactics you will use to promote the property.
4. Take professional photos: Use professional photography to showcase the property's best features and ensure that the images are high-quality and visually appealing.
5. Write compelling property descriptions: Write detailed and compelling descriptions of the property that highlight its unique features and benefits.
6. Advertise on many marketing channels, not just Airbnb.
7. Leverage social media: Promote the rental property through social media platforms such as Facebook, Instagram, and Twitter to reach a larger audience.
8. Provide a 24/7, 365 days a year guest communication line
9. Provide an owner hotline for text and call communication directly to the team
10. Provide 5-Star client care, including quick response times to all client communication
11. Work with home warranty companies (when owner has one in place) to try and mitigate costs.
12. Hire and oversee landscapers (when applicable)
13. Hire and oversee pool vendors (when applicable)
14. Coordinate cosmetic repairs or improvements to the property at owner’s request. *
15. Hire a professional photographer for initial marketing and again after any cosmetic renovations
16. At owner request, coordinate and help owner HOA Architectural Review requests (including acquiring neighbor signatures)*
17. Annual interior inspection of the property to check condition, compliance and deferred maintenance issues.
18. Dispatch for annual HVAC system checks
19. Keep marketing fresh and updated
Guest Communication
20. Proactive communication to guests before arrival.
21. Guest agreements to ensure guests are aware and acknowledge the rules before arrival
22. Coordinate with guests on any additional services at extra cost (such as pool heating)
Handling Guest Challenges
23. Provide trained after hours and weekend staff to handle routine questions and emergencies.
24. Proactively reach out to guests for noise alerts.
25. Oversee vacant and occupied properties via security cameras.
26. Reach out to guest if any sign of excessive guests, loud music or disruptions.
27. Respond 24/7 to neighbor complaints
28. Reach out proactively and maintain good relations with neighbors
29. Post proactive signage to remind guests of house rules
30. Prepare a guest handbook
31. Provide one time electronic door codes to guests
32. Provide security information only in the last 7 days including the property address
33. Enforce cancellation policies and collect cancellation fee income for late cancellations
34. If pets are allowed by owner, collect additional security deposit.
35. Report excessive damage to marketing channel or other damage protection service for reimbursement. Follow up.
36. Handle emergency property turns (due to excessive cleaning or guest rule violations).
38. For disruptive guests, maintain a security service if emergency removal is needed
39. Respond to any formal complaint by the city according to local rules
40. Hold regular meetings with the owner to discuss potential changes to improve guest experience and reduce challenges.
Vendors and Cleaning
42. Use Breezeway to oversee vendors and receive reports
43. Regular property checks for any items that may have been missed by the cleaners.
44. Confirm vendors have proper insurance and licensure
45. Regularly review performance with cleaning vendors, pool vendors.
46. For lapses in performance, we hold vendors accountable with deductions to their pay
47. Proactive planning of pool maintenance schedule for each property
48. Proactive outreach to guests for wind or inclement weather to modify their expectations
49. Ordering restocking of supplies for cleaners.
50. Changing air filters periodically
51. Change propane tanks as needed.
52. Oversee laundry service to ensure rapid property turns
53. Quarterly deep inspection of property for accumulated deferred maintenance.
54. Oversee quarterly deep cleaning and other cleaning as needed
55. Oversee pool vendors and pool maintenance including Ph levels
56. For separate jacuzzis, oversee maintenance and cleaning
57. Oversee landscapers if needed, and as often as is needed for the property
58. Oversee pest control and/or pigeon control
59. Consult with vendors on evolving best practices
Book Keeping
60. Collect rent
61. Collect and account for security deposits
62. Safeguard deposits in broker trust account
63. Direct deposit (for free) rent funds to owner account
64. Keep good records of all invoices, receipts and signed contracts for the property
65. Pay trash bills at owners request
66. Pay HOA Dues at owners request
67. Pay sewer bills at owners request
68. Pay property taxes at owners request
69. Pay insurance bills at owners request
70. Pay any landscape and pool bills on owner behalf
71. Send monies owed by tenant to collections agency
72. Onboard new vendors as needed, and verify insurance and licensing (where applicable)
Repairs
73. Respond to guest repair requests
74. Hold guest responsible for repairs due to negligence
75. Dispatch vendors for repair items
76. Procure estimates for larger repair items
77. Get owner approval for repairs exceeding $500
78. Work with owners’ insurance company for insurable expenses*
79. Annual update/survey on bills and accounting to ensure accuracy
80. Provide monthly accounting on any expenses or invoices
Working with Guests
81. Ask for 5 star reviews repeatedly and proactively.
82. Reach out to guests for proactive follow up
83. For guests who are unhappy “turn” them around with excellent communication and follow up
84. Consult with Airbnb or VRBO as needed on guest issues
83. Guests who check out late will pay a late check out fee
84. Charge an early check-in fee for guest who arrive early
85. Remove guests who stay late without approval
86. Collect deposits for non-Airbnb guests upon booking and remainder prior to arrival
86. Work with security company to remove any guests that have police called
87. Respond to all guest reviews
88. For guest damage, reach out for reimbursement
89. Market to past guests for more direct bookings (less fees to owner)
90. Send a regular guest newsletter to past guests
91. Capture guest information for follow up via our guest messaging system and/or WiFi
Other
92. Ensure guests have security access.
93. Ensure guests know how to use amenities.
94. Provide guest education on proper property use of high maintenance items.
95. Develop and implement policies and procedures for guest compliance .
96. Proactively monitor vacation rental market trends and make recommendations accordingly
97. Stay apprised on changing laws at the state and federal (Fair Housing) level to stay out of trouble
98. Attend continuing education to learn new skills and technologies to be more affective
99. Watch for and adjust to trends in the market including economic upheaval and emergencies that may require change of strategy in dealing with tenants