Frequently Asked Questions

At Realty Boulevard, we specialize in managing a diverse portfolio of rental properties, including:

• Single-family homes
• Condominiums & townhomes
• Duplexes & multi-family apartments
• Storage units
• Select mixed-use commercial spaces

While our primary focus is on residential properties, we also manage a limited number of mixed-use commercial spaces that align with our expertise.

Whether you're a property owner seeking professional management or a tenant looking for a well-maintained home, our goal is to provide seamless service, proactive property care, and an exceptional rental experience.

We proudly serve the greater Reno and Sparks areas, as well as Carson City, Fernley, Fallon, Minden, Lake Tahoe, and other surrounding areas. We provide expert property management for residential, multi-family, storage units, and select mixed-use commercial properties.

If you have properties in these areas and are looking for reliable management, reach out to us—we’re here to help!

At Realty Boulevard, we offer customized property management packages designed to fit any owner's budget and unique needs. We recognize that every property and owner is different, which is why we take a personalized approach to ensure you receive the exact level of service you require.

Whether you need full-service management or a more flexible plan, we will work with you to design the perfect management solution that aligns with your goals. Let us create a plan that maximizes your investment while providing the peace of mind you deserve!

We utilize Rently, an advanced self-showing and access monitoring service, to streamline property viewings and enhance security. Rently offers a range of powerful features, including:

✔ Automated, controlled showings for maximum convenience

✔ Unique access codes & credit card verification for security & accountability

✔ Real-time notifications & post-viewing surveys for better prospect management

✔ Smart signage & online integration to attract more direct renter leads

✔ Secure vendor access & team collaboration tools for seamless operations

✔ Detailed reporting & data tracking to optimize leasing performance

Since implementing Rently, we’ve reduced vacancy times by 7-10 days, meaning your property rents faster and starts generating income sooner. Faster leasing benefits everyone—more efficiency, fewer lost days, and quicker profits for both owners and our team!

We maintain a minimum balance of $500 per property (unless otherwise approved by the Property Manager) to ensure prompt vendor payments and to prevent any late charges to your account. This reserve allows us to handle maintenance and necessary expenses efficiently, keeping your property running smoothly without delays.

We understand that prompt communication is essential, and in the Real Estate and Property Management industry, it's not uncommon for people to take a few days to return calls—if at all. That’s why we’ve structured our communication system to ensure you’re always supported.

📅 Office Hours:

Monday - Thursday: 7:00 AM - 4:30 PM (Closed for lunch: 12:00 PM - 1:00 PM)

Friday: 8:00 AM - 12:00 PM

📞 During Business Hours:

If you or your tenant calls during office hours, one of our team members will be happy to assist you.

🌙 After-Hours & Weekends:

Our automated phone system directs calls for emergencies and showings outside of business hours. We offer:

✔ 24/7 emergency & maintenance support

✔ Showings available 7 days a week

💻 Online Owner & Tenant Portal:

Owners and tenants also have access to their online portal, where they can:

✔ Text, email, and submit requests anytime

✔ Manage maintenance requests & view updates

✔ Stay connected with our team seamlessly

We strive to return all non-urgent calls within 24 hours, ensuring timely and efficient service for both owners and tenants.

At Realty Boulevard, we use a comprehensive marketing strategy to ensure your property receives maximum exposure and rents as quickly as possible.

✔ Online Listings & Syndication: Once we receive all required paperwork and payments, we list your property on our personal website and major rental platforms, including Homes.com, Realtor.com, Trulia, Zillow, HotPads, Rentals.com, and more. Additionally, our listings are syndicated to hundreds of third-party rental websites, ensuring your property reaches a wide audience.

✔ Broker & Investor Network: Each property is placed on our Property Vacancy Sheet, which is distributed every Friday to a network of Real Estate Brokerages, Realtors, vendors, investors, and other property management companies who may have clients looking for a rental.

✔ On-Site & Print Marketing: If no HOA restrictions apply, we place a sign at the property and, if needed, create flyers and handouts for additional exposure.

✔ Referral Programs: We’ve built strong referral relationships with clients, vendors, family, and friends, and receive a high volume of referral-based leads. Additionally, we offer tenant referral programs to encourage word-of-mouth marketing.

🚫 Why We Don’t Use Craigslist or Facebook for Marketing: Due to the high volume of rental scams on these platforms, we do not post properties on Craigslist or Facebook. This helps protect both owners and potential tenants from fraudulent listings.

Our multi-platform approach ensures your property is marketed effectively and reaches qualified renters quickly and securely!

Yes! We provide a 24/7 emergency and maintenance line, serving as an extension of your office to ensure urgent issues are handled promptly and professionally.

All of our clients, owners, tenants, and vendors have direct access to both Amber and Amanda’s cell phones, knowing they can reach out anytime for assistance. Tenants also have access to our 24/7 maintenance and emergency teams, ensuring that issues are addressed quickly and efficiently.

To enhance efficiency and reduce unnecessary costs, our qualified maintenance team carefully screens each maintenance request to determine if an actual work order is needed. In many cases, they can walk tenants through simple fixes, such as resetting a breaker, saving everyone time and money while ensuring a smooth tenant experience.

We know that a professionally handled call can mean the difference between losing a resident or gaining a new one through a referral, and we’re committed to providing the highest level of service at all times.

At Realty Boulevard, we streamline the repair process to ensure fast, cost-effective, and hassle-free maintenance for both owners and tenants.

1️⃣ Initial Assessment & Tenant Portal Access:

Tenants can submit repair requests 24/7 through our online Tenant Portal, allowing us to quickly assess the issue. Our 24/7 assistants also help screen requests to diagnose problems, provide troubleshooting tips, and determine if a service technician is needed. If it’s a simple fix (e.g., resetting a disposal, flipping a tripped breaker), we guide tenants through the solution to avoid unnecessary service calls and costs.

2️⃣ Repair Request & Vendor Coordination:

Once we confirm a legitimate issue, we immediately create a repair request and dispatch it to an appropriate certified vendor. For non-emergency repairs, vendors are required to schedule an appointment within 24 hours of receiving the request.

3️⃣ Owner Approval & Emergency Repairs:

If a repair exceeds $500, we contact the owner for approval unless it is an emergency.

Emergency repairs are automatically approved to prevent further damage, reduce costs, and maintain the property’s condition.

4️⃣ Home Warranty Verification:

If applicable, we verify whether the property has a home warranty before proceeding. If covered, we coordinate the repair through the warranty provider; otherwise, we use our trusted network of certified vendors.

5️⃣ Follow-Up & Quality Control:

We follow up on all repair requests 2-4 times per week to ensure:

✔ Repairs are completed in a timely manner

✔ The owner and tenant are satisfied with the service

✔ The property remains well-maintained

By leveraging technology, 24/7 support, and proactive maintenance management, we help minimize expenses, prevent unnecessary service calls, and maintain the long-term value of your property.

Rent Collection & Eviction Process

Rent is due on the 1st of each month and considered late after the 3rd. If payment is not received, we initiate the eviction process on the 4th—provided it falls on a business day. If not, we proceed on the next business day.

To ensure a swift and efficient process, we work with a third-party company to serve all notices and handle the legal steps necessary for collecting owed rent or removing non-compliant tenants. Whether or not the Property Manager proceeds with a formal eviction depends on the specific circumstances of each case.

Evaluating the Best Course of Action

While eviction is always an option, it is financially beneficial for both owners and tenants if a resolution can be reached. If a one-time financial hardship has caused a delay and the tenant has a solid payment history, we may allow time for them to catch up—provided there is reasonable assurance that they can do so.

However, if the tenant has a pattern of late payments, broken promises, or evasiveness, our experience shows that eviction is the best course of action. Each case is evaluated individually, and the Property Manager will make a decision based on what is in the best interest of you and your property long-term.

Legal Notices & Timelines

Regardless of the circumstances, we always proceed with the required legal notices to protect your interests. If the tenant is making genuine efforts toward resolution, we may postpone the formal eviction filing—but never the legal notification process.

When a full eviction is necessary, the process is typically completed by the fourth week of the month, ensuring minimal delays in regaining control of your property.

Our goal is to balance efficiency, fairness, and financial responsibility to protect your investment while ensuring compliance with all legal requirements.

No, our vendors are fully licensed, insured, and competitively priced within their respective industries. We work exclusively with competent, reliable professionals who complete jobs efficiently and with high-quality results.

Realty Boulevard also offers a range of in-house services as an optional convenience to provide cost-effective and streamlined solutions for our clients. Because these services are in-house, we save owners money whenever possible by reducing overhead costs, minimizing third-party service fees, and ensuring faster turnaround times. While owners are not required to use our in-house services, we offer them as part of our commitment to being a true one-stop shop for all property management needs.

Pricing & Cost Savings

Our in-house maintenance company charges $55–$95 per hour, depending on the job complexity and the number of technicians required, plus the cost of supplies.

External vendors typically range from $90–$150 per hour for similar services.

Whenever possible, we prioritize our in-house companies for multi-trade and make-ready projects. This approach helps reduce service call fees, streamline project coordination, and ultimately lower costs for owners.

By leveraging our trusted vendors and in-house services, we ensure cost-effective, high-quality maintenance, offering owners the flexibility to choose what works best for them while maximizing efficiency in property management.

If there is a potential disruption to your cash flow, such as a tenant vacancy or a non-emergency repair exceeding $500, we will notify you immediately via phone and/or email.

Aside from any specific preferences or special considerations for your property, our general approach is simple: "No news is good news." Non-emergency updates will be communicated through automated notifications from our online system and reflected in your monthly statements.

Of course, we are always available to assist you. If you have any questions or would like to discuss anything regarding your property, please don’t hesitate to reach out to our office at any time.

We highly recommend that owners opt for interior inspections every six months to ensure their property is being well-maintained.

Additionally, we have an agreement with our trusted vendors to report on the property’s condition whenever they perform repairs. This allows us to proactively address any maintenance concerns and ensure the property meets our high standards.

To provide thorough documentation, we use a high-quality inspection program that generates a detailed PDF report with clear photos and notes. This report serves as a valuable tool to protect you, your property, the tenant, and our team by accurately documenting the property's condition. If any issues arise, it ensures that the responsible party is charged accordingly, helping to maintain your investment in the best equitable condition possible.

With over 25 years of experience in property management, we have a deep understanding of rental market trends across Reno, Sparks, Carson City, Fernley, Fallon, the Nevada sides of Lake Tahoe, and the greater surrounding areas. Our extensive market knowledge allows us to accurately price properties to maximize returns while minimizing vacancies.

We continuously monitor market conditions, analyze comparable properties, and track online listings to ensure your rental is priced competitively and strategically. Additionally, we conduct weekly tracking of showings, feedback, and market trends to assess demand and determine if adjustments or special offers are necessary to attract qualified tenants.

Our goal is to rent your property for the highest possible price while ensuring a quick leasing process. However, overpricing can lead to extended vacancies, which is why our experienced Property Manager carefully sets rental rates—balancing profitability, market demand, and tenant interest to achieve the best possible outcome.

As your Property Manager, it is our responsibility to ensure your property is presented in a clean, well-maintained, and attractive condition to attract the ideal tenant. To uphold our high standards, we require the following before a tenant moves in:

Professional carpet cleaning

Full professional property cleaning

Re-keying of all locks

This process not only sets the right expectations for incoming tenants but also ensures they are satisfied at move-in, reducing potential issues down the line.

While this is an initial expense for the owner, it becomes the tenant’s responsibility upon move-out. If they fail to complete the required cleaning or re-keying, we will handle it on their behalf and deduct the costs from their security deposit.

If a property requires repairs, additional cleaning, landscaping, or other maintenance before a new tenant moves in, we will coordinate all necessary work through our certified, licensed, and insured vendors to ensure everything meets our quality and compliance standards.

At Realty Boulevard, we maintain two separate trust accounts to ensure full transparency and compliance:

Tenant Security Deposit Account – Holds all tenant security deposits.

Owner Trust Account – Manages owner income, reserves, and property expenses.

We use AppFolio, a leading property management software, to accurately track all monthly transactions and ensure seamless financial management.

Payment & Accounting Process

Property bills are paid weekly as they come in and as funds are available.

Owner distributions are sent between the 8th and 15th of each month.

We also process additional owner draws beyond the 15th as needed.

Accounting & Financial Accuracy

Our dedicated accounting team meticulously reviews all financial records to ensure that our books are tied out to the penny each month. Our bookkeepers and accountants perform monthly and annual reconciliations, and we implement multi-level backup systems to double-check transactions and correct any discrepancies as needed.

We encourage owners to review their monthly statements and reach out with any questions or concerns. Your financial security and trust are our top priorities.

No property management company in Reno screens tenants as thoroughly as Realty Boulevard. Amber has undergone an extensive personal and business background and credit check, giving her the ability to conduct more detailed and accurate tenant screenings than any other company we are aware of in town.

Our credit report checks a minimum of 33 different factors to identify potential risk indicators during the application process. In addition to these 33 factors, we go several steps further to personally verify an applicant’s rental history, employment, and overall reliability—ensuring we select the most qualified tenants.

We directly verify rental history and employment by contacting landlords and employers to confirm legitimacy, preventing applicants from listing friends or family members as references. We also require supporting documents such as pay stubs, employment verification letters, W-2s, bank statements, proof of retirement income, or business licenses to confirm financial stability.

For applicants with pets, we conduct comprehensive pet screenings beyond standard size and breed restrictions. We require veterinary records, photos, pet insurance details, vaccination history, and a detailed questionnaire covering pet behavior, training, and potential risks. This extra step ensures that only responsible pet owners are approved.

Because of our rigorous screening process, we maintain a less than 1% eviction rate, significantly lower than industry averages. This means fewer vacancies, fewer costly legal issues, and greater long-term stability for our property owners.

Our outstanding track record speaks for itself—our commitment to excellence in tenant selection provides peace of mind and long-term security for property owners.

We highly recommend listing pets as "upon approval" for all properties unless an Owner or Homeowner’s Association strictly prohibits them. This approach ensures we do not limit the tenant pool, maximizing rental opportunities while still maintaining control over pet approvals.

When approving an applicant with pets, we take extra precautions to minimize risk by thoroughly evaluating the breed, age, number, and size of the pets. We carefully screen pet-owning tenants to ensure they are responsible and that your property remains well-maintained.

To further protect your investment, we require all tenants to screen their pets through a third-party pet screening company. This service verifies vaccinations, medical records, and proof of service animal or companion animal status. If the pet cannot be verified as a service or companion animal, it is considered a standard pet, and all pet deposits and fees will apply accordingly.

To ensure additional property protection, we require a refundable pet deposit per pet and may also charge a non-refundable pet fee, unless otherwise approved by both the Property Manager and Owner. This structured approach helps balance tenant flexibility while safeguarding your property’s condition.