How to switch property managers in Las Vegas
Unhappy with your current manager? Switching is easier than most owners expect, and it doesn't end your tenant's lease. Here's how to do it cleanly under Nevada rules, with a checklist you can work through.
Last reviewed
Signs it's time to switch
- You can't tell from your statements where money went, or statements arrive late.
- Repairs are slow, or invoices arrive with charges you didn't expect.
- The home sat vacant longer than comparable homes, or was priced without explanation.
- You learn about HOA violations, late rent or tenant problems from someone other than your manager.
- Fees have crept up. Run your current fees and a new quote through the fee comparison calculator.
How the switch works
- Review your current agreement. Find the cancellation clause, notice period and fees. If you can't find your copy, ask the manager for it; they were required to give you one.
- Line up the new manager. Sign the new agreement with a start date that matches your notice period.
- Give written notice to the current manager and request the records and funds listed in the checklist below.
- Transfer. The deposit moves between trust accounts, and keys, documents and vendor information change hands.
- Tenant handoff. The tenant gets a welcome letter, new payment instructions and portal access.
Property manager switch checklist
0 of 22 doneTick items as you go. Progress is saved only in this browser.
Before you give notice
Notice & money
Documents to collect
Property details
Tenant handoff
Switching questions
Can I switch property managers in the middle of a lease?
Yes. The lease is between you (the owner) and the tenant, and the manager acts as your agent. Changing managers doesn't end the lease or change its terms. What you need to handle is the management agreement: its notice period, any termination fee, and the transfer of deposits and records.
How much notice do I have to give my current manager?
Whatever your management agreement says. Nevada requires every management agreement to state its cancellation terms with and without cause (NRS 645.6056), but it doesn't set one statewide notice period. Thirty days is common, but check your contract.
What happens to my tenant's security deposit?
In Nevada, a property manager holds deposits in a trust account (NRS 645.310), and your agreement must say how deposits are held and disposed of (NRS 645.6056). When you switch, the deposit should be transferred to the new manager's trust account with a written accounting. Make sure the amount matches the lease and the tenant ledger.
Will my tenant be affected?
A well-run handoff changes only who the tenant calls and how they pay. The new manager should send a welcome letter with contact details and payment instructions, including a fee-free way to pay, as Nevada requires.
What if my old manager won't release records or funds?
Put the request in writing, cite the agreement, and keep copies. A licensee's handling of client trust funds is regulated by the Nevada Real Estate Division, which accepts complaints. If money is at stake, talk to a real estate attorney.