One of the most effective ways to protect your returns is to reduce future service calls before the tenant ever moves in. We call this “hardening” the property.
The idea is simple. Fewer moving parts, fewer problems.
Below is what we learned over the last 17+ years.
Thank you to Angela Valdez, owner of Lantana Property Management, for contributing to this article. Angela currently manages more than 250 of our clients’ properties. We highly recommend Angela if you are looking for a property manager.
💡 We receive no compensation of any kind from Lantana or any other service provider.
Remove What Does Not Increase Rent
Every extra feature is another potential repair.
We routinely remove items that lead to maintenance calls without adding meaningful value for the tenant or increasing rent:
- Window screens, they break down quickly in the Las Vegas sun
- Reverse osmosis drinking systems, ongoing filters and service calls
- Water softeners. They add maintenance and repair costs and can increase liability.
- Under-sink soap dispensers, which have frequent failures
- Smart devices like thermostats and electronic locks. More technology and moving parts means more opportunities for repairs and tenant service requests.
- Extra security chains and slide locks on exterior doors, when they are not required and create maintenance or access issues.
These items may sound small. Over time, they create a steady stream of work orders.
Build for Durability, Not Looks
Tenants do not pay more for fragile finishes, but you will pay more to maintain them. A few preventive upgrades can reduce wear and repair costs over the long term:
- Install cabinet pulls on painted cabinets to protect the finish from skin oils and extend cabinet life.
- Use white blinds instead of darker or faux wood options. Darker blinds tend to warp in the Las Vegas sun and need to be replaced more often.
- Choose luxury vinyl plank (LVP) flooring over carpet. It lasts longer, reduces turnover costs, and helps maintain rental appeal and value.
- Convert grass to desert landscaping to reduce water use and upkeep, especially during vacancies. The water company offers a rebate for removing grass.
- Add ceiling fans to circulate air, which can reduce HVAC strain by keeping tenants comfortable without running the AC as aggressively.
These are not upgrades for show. They are upgrades for performance and lower maintenance costs.
Prevent Problems Before They Start
Most expensive repairs begin as small issues.
Routine maintenance matters:
- Maintain caulking throughout the property to prevent water intrusion and costly water damage repairs.
- Fix minor issues early before they become major repairs. For example, slipped roof tiles can expose the waterproof underlayment, leading to roof leaks and expensive repairs.
Waiting almost always costs more.
The Role of Property Management
A good property manager is more than a convenience, they help reduce expenses in several ways:
- Professional marketing and faster tenant placement, reducing vacancy time
- Better tenant screening reduces the risk of property damage and non-payment. It is one of the most effective ways to control risk and long-term costs.
- Established vendor relationships, often at lower cost.
- Faster maintenance coordination helps prevent minor issues from turning into expensive repairs. For example, a small leak under the kitchen sink can become a mold issue.
- Ongoing compliance with landlord-tenant laws, fair housing regulations, and local requirements, helping owners avoid fines and lawsuits.
- They also handle the day-to-day work, HOA issues, repairs, inspections, and tenant communication.
Just as important, they take emotion out of decision-making, since owners often make expensive, reactive decisions when self-managing under stress. That alone can prevent costly mistakes.
The Simple Rule
Upfront investment in durability and prevention, not style, almost always costs less than fixing problems later.
A hardened property usually costs less to maintain, creates fewer service calls, and helps reduce tenant frustration.
The goal is not to make the property fancy. The goal is to make it durable, easy to maintain, and attractive to the tenant segment you want to keep.
Thinking about buying a rental property in Las Vegas?
Maintenance costs are easier to control when the property is selected and prepared correctly from the start. Schedule a strategy call to learn how we help investors reduce avoidable risk before and after closing.