San Diego Landlords

By Goldenwest Management

SAN DIEGO, CA. – There’s no denying that owning rental property in San Diego can be an up and down journey and over the years we’ve seen many San Diego Landlords make mistakes that could have been easily avoided including the following mistakes:

Not Following the Local Rental Market

It doesn’t matter if you live in San Diego, or out of the area, San Diego Landlords should be on top of what’s happening with the SD rental market including the latest trends because this is ultimately one of the best ways to keep tenants happy and vacancies low.

Staying on top of what’s happening in the rental market will give you the edge you need as a landlord when it comes to if you should make improvements to your rental properties, raise rents, or offer incentives to existing tenants to get them to renew their leases.

Not Making Your Home Rent Ready

Landlords often have two types of problems when evaluating their property: Either they are emotionally attached to the home and can’t get the right perspective when seeing its faults or; they don’t know how to efficiently spend funds to make their rental ready to show and rent. Fresh paint and a detailed professional cleaning is always a good start. Light fixtures, window treatments, upgrading mirrors, faucets, shower casing, and toilets are the next tier that can give you a big bang for your buck. If you have more room in your budget, focusing on the kitchen and bathrooms can provide a healthy return: Counters, appliances, knobs for your cabinets (or new cabinets) will all be long term investments both for rental and the sale of your property.

Not Screening Tenants Properly

Although every San Diego Landlord will tell you that they do a background check on their tenants, most don’t, and not doing a thorough background check on tenants can hurt a landlord in the long run, especially if the tenant damages the rental property. Avoid problems with tenants by doing a complete background check every time including employment verification, pulling their credit report and income verification. Don’t accept the “song and dance…” people are who their background check say they are. It’s the number one predictor of rental payment behavior out there. So if credit score is low, and employment history is checkered, don’t “stretch” for someone who could cost you thousands in lost rent, legal fees, and repair costs.

Not Budgeting For Costs

Most San Diego Landlords will tell you that right now is a great time to own rental property in San Diego since we’re enjoying the highest demand for rentals ever but, in spite of the demand many landlords are still not budgeting for costs including ongoing maintenance, unexpected repairs, or unanticipated vacancies, that is why it’s vital for every SD landlord to budget for these extra costs if they want to continue enjoying long-term, stable cash flow from their rental properties. GWM metrics state that the average home incurs roughly $65-$70 per month in maintenance charges. This doesn’t take into account “capital improvements” such as AC/Heater issues, roof repairs, water heater replacement, and garage door motor or spring replacement. If you haven’t upgraded these items in a while, at least find out how old they are and compare them to the average life expectancy of each.

San Diego Landlords – Get Property Management Here

For more tips for San Diego Landlords, or to speak with us about our property management service in San Diego, contact Goldenwest Management today by calling us at (858) 792-3442 or click here to connect with us online.

Las Vegas Rental Property

By Goldenwest Management

LAS VEGAS, NV. – Fall is officially here and even though the days are still warm, the nights are starting to cool down fast, and if you own Las Vegas Rental Property now is a great time for you to winterize your property by following these tips.

#1 – Change the Furnace Filter

Changing the furnace filter at your Las Vegas Rental Property is by far one of the most important things you should do since a dirty air filter will restrict the flow of air from your furnace and this will not only increase your tenant's energy demand, it will also make your furnace work harder.

To increase the energy efficiency of the furnace at your Las Vegas Rental Property you should consider switching to an electrostatic filter, or permanent filter, because both of these filters are better at trapping pollen from entering a rental property, stopping mold growth, and keeping your tenants from illness during the winter.

Replacing the filter on the furnace at your Las Vegas Rental Property will cost you anywhere from $5 to $30 depending on the type of filter you use. Another great ideas is to call an experienced HVAC professional and spend $50-$75 so they can do a thorough diagnostic of your furnace to make sure that it’s running correctly. In addition to a quick tune up, they usually will replace your air filter at no cost.

#2 – Got Ceiling Fans? Make Sure They Are Switched To Reverse

If your Las Vegas Rental Property has ceiling fans, you should have them cleaned and then switched to reverse. Locate the small switch located on the base of the fan and flip it to the opposite setting. Doing this will circulate air towards the ceiling and then back down to the living space, making the rental warmer and effectively lower your tenant's energy bills during the winter by 10 percent or more!

#3 – Winterize Your Air Conditioner

Although some people may use their air conditioners during the winter in Las Vegas, most will not use them again until the spring or summer of next year. To ensure that your air conditioner or chillar works great next year you should have it winterized now by draining any water or fluid from the lines so it doesn’t build up and freeze during the winter months.

Winter is also a great time to replace air conditioners too so if you’ve been thinking about replacing the AC at your Las Vegas Rental Property you should replace it within the coming months because not only will it be a tax write off, you can also qualify for tax credits and reimbursements from the Federal Government.

#4 – Check Your Roof and Gutters

Yes, even though we don’t get much rain in Las Vegas during the year, winter is another story, and it’s possible that we may have the occasional downpour, so now is also a good time to winterize the roof on your Las Vegas Rental Property by checking for tile or shingles that need to be replaced. You should also inspect the gutters on your rental home as well and remove any leaves or debris that have built up during the year.

Now is also a great time of year to make sure your tenants renters insurance policies are still active, and you should also confirm that you have adequate insurance covering your Las Vegas rental property too.

Get Property Management for Your Las Vegas Rental Property

For professional property management for your Las Vegas Rental Property contact Goldenwest Management today by calling us at (702) 685-7696 or click here to connect with us online.


By Goldenwest Management

Halloween is right around the corner and besides going trick-or-treating yourself you may be looking forward to welcoming neighbors to your home who are trick-or-treating in your neighborhood.

In this article, we will provide you with 4 tips you can use for preparing your home ready for Halloween.

Tip #1 – Get Your Home Ready

Since Halloween is just a few days away you should start preparing for the big day right now by cleaning up your yard and removing debris from walkways because you don’t want anything left on the ground that could potentially be a trip and fall hazard for trick-or-treaters.

When decorating your Home for Halloween it’s best to create a clear pathway to your front door so you can make it as easy as possible for parents and children to collect candy.

To keep people out of your yard and away from Halloween decorations, you may want to use caution tape just so trick-or-treaters will respect your boundaries and not trample over your landscaping or cause wear and tear to the Halloween decorations that you have in your front yard.

Tip #2 – Think Differently About Halloween Treats

Yes, you can still give away candy at Halloween, but instead of offering all candy you should think about the ages of children in your neighborhood and consider giving away things like small boxes of raisins, toothbrushes, stickers, or boxes of crayons for little children. Thankfully preparing for Halloween can be budget friendly if you buy the candy and supplies that you need at your local Dollar Store.

Tip #3 – Have a Plan for Your Pets

If you have dogs or cats at your home it’s important to have a plan in place for your pets because Halloween is one of the most common times of the year when pets run away or get lost. It may be best to consider putting them in one of the bedrooms in your home, or in the garage because barking dogs might scare children as they approach your property.

Tip #4 – Final Preparations for Halloween

Last of all once the big day approaches and you are ready to celebrate Halloween at your home you should take extra steps to show trick-or-treaters that you are giving out candy like leaving your porch light on, and your door ajar, just so they know that your home if they are walking or driving in your neighborhood.

Tip #5 – Don’t Forget to Mind the HOA or Community Rules

Many communities have CCR’s or Rules & Regulations that dictate the type of props you can utilize as well as “how and when” you should put up and take down decorations. If you don’t have a copy of these documents, be sure to contact your Landlord or reach out to the HOA. Often times community associations will tell give you time frames for decorations including rules on how early you can put them up around your home and then how long until you have to take them down. Be careful as there may be regulations asking neighbors to not have decorations that make noise after 10pm or to turn off or dim lights that may cause issues for vehicle drivers.

Get Property Management

To learn more about Goldenwest Management and the property management services we can offer you contact us today by calling (866) 545-5303 or click here to connect with us online.


By Goldenwest Management

LAS VEGAS, NV. – If you’ve owned Las Vegas rental property for any length of time you know that the security deposit return can often be a headache. Some property owners will do everything they can to keep as much of the security deposit as possible citing “wear and tear” but, what exactly is “normal” wear and tear?

In this article, we will break down wear and tear so you will know how to address this issue with your tenant after they have moved out of your Las Vegas Rental Property.
Defining Wear And Tear

Thanks to we know that normal wear and tear can be defined as deterioration that’s unavoidable and has come from normal use in a rental property.

Nevada Landlord Tenant law (NRS 118A.110) 

NRS 118A.100 “Landlord” defined. ... NRS 118A.110 “Normal wear” defined. “Normal wear” means that deterioration which occurs without negligence, carelessness or abuse of the premises, equipment or chattels by the tenant, a member of the tenant's household or other person on the premises with the tenant's consent.

When thinking about normal wear and tear some examples might include paint that is has chipped away from the walls, carpeting that needs cleaning or normal holes in the walls from tenants hanging pictures, shelves etc.

Nail holes (not load bearing screws); minor scrapes and scratches; minor chips in tile or wood; minor fraying or track patterns in a carpet.

Normal Wear And Tear vs. Abnormal Wear And Tear

Normal wear and tear, or unavoidable deterioration, is to be expected, especially when you consider that an average tenant will be renting from you for an average of 12 months.
Each state has a “calculator” to cover what percentage of damage for things such as painting and flooring a Tenant would be responsible after living at a property for a certain period of time (obviously the longer you live there, the less percentage you could feasibly be responsible). In addition contratary to popular belief, you can’t paint your whole house or change all your carpets (I know they won’t match perfectly) based off damage to a different section/area in the home.

Abnormal wear and tear can be anything from an obvious hole that your tenant kicked in the wall, broken windows, broken fixtures, oil stains on the carpets, cigarette burns, or broken window coverings.

Work With Your Tenant, Not Against Them

It’s obvious to clearly define what normal wear and tear are and if you’re serious about maintaining a great relationship with your tenant from start to finish you should take pictures of the rental property before they move in and afterwards so they are aware of the impact that they’ve left on your Las Vegas Rental Property.

What matters is proper documentation – We can’t work things out as landlord and tenants if we don’t have a solid foundation for what the condition of the property was like at the time of move-in. Landlord – when was the last time the home was painted? Flooring was changed? Did both Tenant and landlord take photos or at least fill out a MIWT form at the beginning of lease? Understanding the definition of “normal wear and tear” and then applying this to a Move-out inspection that has already documented a significant (or not) change to the home from move-in is what is necessary for both parties to reach common ground.

Get Property Management for Your Las Vegas Rental Property

For professional property management for your Las Vegas Rental Property contact Goldenwest Management today by calling us at (702) 685-7696 or click here to connect with us online.


When you hear the term pickpocket, you probably think of a sketchy character in a hooded sweatshirt on a crowded street or subway, looking to lay hands on whatever you might have in your wallet. But what about the guy who just rolled up in a nondescript car and unmarked t-shirt that you called because you are locked out of your house? Would you ever consider the possibility that he is there to pick more than just your locks?

The sad and terrifying fact of the matter is that 95% of all online locksmith ads are scams, meaning the $10 locksmith you selected from the top ad results on Google is not the trustworthy professional you want working on your home locks. 

The tamest of the scammers might only hit you with additional fees after finishing their work or do a subpar job working on your locks, but the most serious offenders won’t stop short of stealing your identity or even making their own copy of your keys with the intentions of returning later when you are not around. 

The best way to prevent a locksmith scam is by educating yourself and finding a locksmith you can trust before you need one. With Mr. Rekey’s Locksmith Scam Survival Guide, you will discover all the ins and outs of locksmith scams, what you should and shouldn’t expect from a locksmith, scam warning signs, and everything else you need to know in order to protect your home and identity. 

San Diego Property Management

SAN DIEGO, CA – When it comes to owning San Diego Rental Property one thing you know for certain as a landlord is that situations change, tenants come and go, and you may come a tenant who needs to change the terms of their Tenancy.

A common form of this can come in the way of subletting a room or the entire property. This happens for a myriad of reason stemming from the loss of a job, a roommate, the need to relocate, or just as a way to save money. If handled correctly, subletting is normal process when you are a residential landlord.

When Is Subletting Okay?

Some leases say that subletting is not allowed; or if it is allowed, only with the expressed permission of the Landlord. This is the key to success…you as a landlord have to be involved in approving the sublessee.  Make sure your rental agreement makes this a requirement for subletting.

What Should You Require For A Tenant To Sublet?

Besides having the new tenant sign a sublease application, you should still have time to do a background check on the new tenant before they sublet your San Diego Rental Property, and you should also require your tenant to take pictures of the property before they sublet it just so you know of the condition of the rental after the subletting tenant moves out.

Is It Better To Trade Out Tenants?

Often times, it may be more beneficial to simply release the current Tenant in order to start fresh with a new Tenant. The key is making sure that you as the Landlord are in a position to continue to get the rent. Whether it is trading out roommates on an existing lease or taking in a whole new set of Tenants, it is important to make sure that you are comfortable with the new Tenants. As mentioned before, the only way to do this is to have any new or potential renters go through the complete screening process. If they are equal to or better than the Tenants requesting to vacate or be removed from the lease, then you should have minimal issues moving forward.

Conducting Inspections

When you sublet, whether its changing out the Tenant or just roommates, then you most likely will not conduct a property inspection. It is the sublessor who is responsible for working through property condition and security deposit issues with the Sublessee. However, when you terminate leases to change out Tenants (ie old Tenant moves out, you sign an early termination addendum; new Tenants signs a new lease to move-in) this would be when you would conduct inspections. You would conduct a move-out walk thru and refund of the security deposit with the outgoing Tenants, and of course a move-in walk thru and collection of security deposit from the new Tenant.

Not matter what, make sure everything you agree to is not just in writing, but fully executed by all parties (landlord, tenant and sublessees).

Learn More

To get more tips for subletting your San Diego Rental Property, or to speak with us about our property management services, contact Goldenwest Management today by calling us at (858) 792-3442 or click here to connect with us online.

partial rent payment

PHOENIX, AZ. – Do you own a Phoenix Rental Property and are wondering if you should accept a partial rent payment? More importantly, what are the ramifications of accepting partial payments?

It sounds pretty basic that if a Tenant told you they could give you half the rent today and the other half next week, it would seem like an easy decision. After all, many Landlords would rather take some money than no money. But Landlord-Tenant laws add a few wrinkles that you may want to consider before allowing partial payment.

Make Sure Everything Is In writing

Like anything you do in your business, you should always make sure that when arranging a partial rent payment, it should be in writing. State the amount of the first payment, and the amount of the remaining balance as well as specifically when that amount is due. Your written arrangement should also include any late fees associated with partial payment. Be 100% clear with your tenant on the amount of money they are expected to pay to catch up on their rent.

Partial Rent Payment

Always Fall Back On Your Lease

Partial payment can be a conundrum for many Landlords, but if you simply follow the language in your lease agreement, the terms and penalties are quite clear. By not accepting a partial payment, you have the right to charge fees and penalties as well as eviction. But if you accept partial payment, the terms of your lease for payment can be voided for certain situations.

Some of the consequences can include:

  • Loss of late fee or a daily late fee.
  • Forfeit the right to carry out an eviction.
  • Forfeiture of the ability to collect the remaining balance of rent.

Why Accepting a Partial Payment Is Not a Good Idea

Owning rental property is a business and like any business, if you fail to stick with your lease it’s possible that your tenant will take advantage of your kindness, never get caught up on paying their rent, and always be behind on their payments each month.

Often times the court will not allow you to evict a Tenant in the same month that ANY payment for rent was collected. The courts consider this partial payment and require a Landlord to wait until the next scheduled rent due date to begin the eviction process. This can sometimes be mitigated with a partial payment addendum, but not always.

In addition, many Tenants who are forced into a partial payment situation never recover. Once they start paying late or in a partial payment situation, they can’t get off that cycle, simply because the next month’s rental payment is that much closer.

Learn More

To learn more about partial rent payments and if you should accept them at your Phoenix Rental Property, or to speak with us about our property management service, contact Goldenwest Management today by calling us at (602) 765-4750 or click here to connect with us online.

for rent in las vegas

LAS VEGAS, NV. – For some people, one of the hardest things to do is to promote their home, apartment, condo or town home for rent in Las Vegas on the Internet because they are good with many things but listing a property isn’t something they excel at.

If you find yourself if a similar situation you’re not alone, this article will provide you with listing mistakes you want to avoid so that you will be prepared when it comes time to list your rental.

Mistake #1 – Photos that use Poor Lighting

Yes, it’s true, using poor lighting is actually one of the top mistakes that most landlords and property owners make when promoting their listings online. When a prospective renter sees a rental that has terrible photos they don’t take the time to look at your home in depth; they will continue searching for another listing rather than inquiring about that rental.

To avoid this problem when photographing your rental property, hire a professional. If you don’t want to spend the month then remember to use plenty of lighting indoors and keep the curtains open on cloudy days so that it’s easy for someone to see all of the features that your rental offers them when they view the listing online.

Mistake #2 – Not Staging the Rental for Photos

The key to success with promoting a home for rent in Las Vegas online is actually staging the rental so that when you promote it the rental will look lived in. To do this you should either rent furniture to stage the property for the day or ask your current tenant if you can take pictures of the inside of the rental property before they move out. Taking photos of your home vacant isn’t the end of the world, but the pictures don’t “pop” as well. But you have to avoid background “trash.” Clutter, boxes, misplaced items that just make the pictures look tacky.

Mistake #3 – Taking Pictures With Your Phone

Although you may have a new phone, most don’t take great photos. More importantly, you may not know how to manipulate the phone to at least enhance the photos. If you or a friend has a nice digital camera, this can make all the difference. Again, hiring a professional for $125 - $200 is great.

Promote Your Property for Rent in Las Vegas

With GoldenWest, professional photos, and even aerial photography is all included! We hire the right people to make sure the best angles and money shots are achieved. Get started with promoting your property for rent in Las Vegas by calling Goldenwest Management today at (702) 685-7696 or click here.

San Diego Rental Property

By Goldenwest Property Management

SAN DIEGO, CA – There’s no denying that the rental trends in San Diego have changed over the last 10 years and there are new trends that every owner should be aware of especially if they view their rental properties as a business and are serious about building long term cash flow from their portfolios.

Trend #1 – More Seniors Are Renting

Yes, it’s true, one of the top rental trends in San Diego is that more seniors are renting than ever before and they want to be closer to areas of San Diego where they can live an active lifestyle like Downtown. Today’s senior also wants to live in a walkable area that has convenient access to public transportation, nearby shops, cool stores and the businesses that they use regularly.

Trend #2 – Multiple Generations Are Living In One Home

With seniors renting more in this day and age, we’re also seeing multiple generations living at home with those seniors including Generation X and Baby Boomers. Why is this happening? It could be the result of the recent economic collapse but regardless of the reason if your home has dual living areas or a downstairs kitchenette, you shouldn’t hesitate to promote those benefits when you market your San Diego rental property online.

Rental Trends In San Diego

Trend #3 – More People Are Working From Home

Last of all, but most important, more renters in San Diego and across the United States are working from home than ever before. To be exact, a recent study from Global Workplace Analytics shows that up to 25% of the population is working from home so if your San Diego Rental Property has space for an office, ample storage space or is wired for high-speed internet you should hesitate to promote those advantages when marketing your rental property online.

Learn More

To learn more about the latest rental trends in San Diego, or to speak with us about our property management services, contact Goldenwest Management today by calling us at (858) 792-3442 or click here to connect with us online.