Services
At Sierra Nevada Properties, managing your rental is not a side business — it is a full division with its own dedicated team. For **over 46 years** we have helped Northern Nevada owners get more out of their investment properties across Northern Nevada, currently managing 500+ doors with the kind of hands-on attention most firms reserve for their largest accounts.
What sets us apart is the depth of our bench. Our property managers are supported by in-house accountants, a full marketing team, dedicated IT, and specialists at every step of the rental lifecycle — so the people handling your property can focus on your property, not on paperwork someone else should be doing.
Marketing
Great tenants find great listings. Every SNP-managed property is professionally photographed, listed with compelling video and 3D tours where appropriate, and syndicated across Zillow, Trulia, Realtor.com, Apartments.com, Facebook Marketplace, our own site, and the MLS. Our in-house marketing team treats every vacancy like a campaign, not a line item — because the faster we lease your property to the right tenant, the more your investment earns.
Screening, Selection & Leasing
We do not just approve applicants — we vet them. Every prospective tenant is pre-screened online, then shown the property in person by a member of our team (no unsupervised self-showings on SNP-managed homes). We verify income, employment, rental history, credit, and background for every adult applicant, and walk owners through our recommendation before any lease is signed. Our leases are Nevada-specific, attorney-reviewed, and refreshed annually.
Advanced Technology
SNP runs on AppFolio, the industry-leading property management platform. That means owners get a secure Owner Portal with real-time statements, digital document delivery, and 24/7 visibility into what is happening with their property. Tenants get an equally capable Tenant Portal for online rent payments, maintenance requests, and lease documents. Inspections are conducted digitally with photo and video documentation attached to every report.
Maintenance & Inspections
Maintenance is where most property management relationships are made or broken. SNP coordinates **24/7/365** emergency response through AppFolio, conducts a full move-in inspection before every new tenancy, performs periodic interior and exterior inspections during the lease, and documents everything with timestamped photos in your Owner Portal. We work with a pre-vetted bench of licensed, insured Northern Nevada vendors — and when something is still under warranty or covered by a home warranty policy, we use that first.
Financial Reporting & Monthly Statements
**Accounting is the piece most property managers outsource or rush.** We do it in-house, with a dedicated PM accounting team. You get monthly owner statements with clear income, expense, and net-distribution breakdowns; annual 1099s; tax-ready year-end summaries; and ACH direct deposit of rent proceeds — all accessible any time through your Owner Portal. Questions get a real human on the phone, not a ticket.
Move-Out
When a tenant leaves, we conduct a detailed move-out inspection against the documented move-in condition, obtain competitive bids for any turn work required, return the security deposit in accordance with Nevada law (NRS 118A.242), and coordinate cleaning, painting, and any other turnover maintenance needed to get the property re-marketed quickly. The goal is minimum vacancy, maximum preservation of your deposit leverage.
Legal Compliance
Property management in Nevada is regulated — and getting it wrong is expensive. SNP adheres to the Fair Housing Act, Nevada’s landlord-tenant statutes (NRS Chapter 118A), ADA requirements where applicable, and all local Reno, Sparks, and Washoe County ordinances. We work with local real estate and landlord-tenant counsel when situations escalate (evictions, deposit disputes, habitability claims) so owners are never navigating legal exposure alone.
Property Management Agreement
Before we manage your property, you will know exactly what we do, what it costs, and what you can expect. Our Property Management Agreement spells out fees, responsibilities, and the scope of our authority — no buried language, no surprises.
Onboarding Your Property
Switching property managers — or starting with one for the first time — should not be a project. Our onboarding team handles the handoff: collecting existing lease documents, transferring tenant records and security deposits, conducting a baseline condition inspection, setting up your Owner Portal, and getting you a first statement within the first month. Most owners are fully transitioned within **two weeks**.
Let Our Experts Help You Navigate Property Management
Whether you’re buying, selling, leasing, or investing, the Sierra Nevada Properties has the experience and insight to guide you to the right property and the right decision. Explore our services below and connect with us today to get started.