Understanding HOA Leasing Requirements for Las Vegas Condo Projects

Learn about HOA leasing requirements for Las Vegas condo projects. Discover essential rules, restrictions, and guidelines to ensure compliance and maximize your investment potential.  

Landlord Basic Requirments:

Luxury Real Estate Advisors represent individual landlords, each with its own baseline lease qualifications. Each condo project may impose additional requirements and approval timelines. While meeting landlord qualifications often satisfies project criteria, HOAs may take up to two weeks to process lease applications.

LREA qualifications include:

1. Move-In Timeline: Your lease start date should be within 45 days of approval.
2. Income Requirement: Combined monthly income must be three times the monthly rent to meet financial eligibility.
3. Credit Score: Each applicant should have a credit score of 680 or higher.
4. Rental History: No prior evictions on your rental record are required.
5. Employment Verification: Proof of stable employment or consistent income sources will be needed during the application process.

Allure Las Vegas Leasing Packet

HOA Lease Approval Requirements:

1. Identification and Lease:

   • Photo ID for each applicant.
   • A fully executed minimum 1-year lease agreement.

2. Credit and Background Checks:

   • Credit score of 620 or higher.
   • Criminal background check for each applicant (completed independently of HOA).

3. Insurance:

   • Proof of homeowner’s insurance.

4. Required Allure Forms (9 pages):

   • Resident Information, Policies, IDL form for LVMPD, Fire Department Safety Notification, and Submetering Move-In form.

5. Common Area Deposit:

   • Equal to one month’s rent, refundable post-move-out, payable by check or money order to Allure HOA.

Application processing takes up to 7 days, followed by a mandatory HOA orientation for tenants.

Leasing Package Policies and Information:

1. Resident Information:

   • Includes emergency contact, vehicle information, and pet details.

2. FOB Policy:

   • Only one activated FOB per lessee; misuse results in deactivation and potential meetings with the board.

3. Guest Policy:

   • Guests must be escorted, and long-term guests are limited to one 7-day stay per lease term.

4. Parking Policy:

   • Decals required for designated spaces; unauthorized parking and off-property parking rules apply.

5. Pet Policy:

   • Restricts aggressive breeds and mandates leashes in common areas. Pets are limited to specific elevators.

6. Lock-Out Policy:

   • Emergency key available for resident lockouts with two free yearly lock-outs; after-hours services incur fees.

7. Move/Delivery Policy:

   • Moves require a 24-hour notice, with a $1,000 refundable deposit for elevator reservations and restricted service hours.

8. Vendor/Contractor Policy:

   • Contractors need insurance and licensing and must leave by 5 PM. Authorization is required if tenants are absent during work.

9. IDL Program:

   • The HOA voluntarily provides tenant data to Las Vegas Metro Police for wanted-person status checks, with tenant consent.

JUHL Leasing Packet Summary:  

1. Utility Submetering:

   • Tenants are required to complete a Utility Submetering Customer Agreement form with Priority Submetering Solutions, LLC.
   • The form details billing and payment responsibilities, disconnection policy, and liability limitations.
   • Utility accounts revert to the unit owner if a tenant vacates and no replacement tenant is identified.

2. Electricity Disconnection Policy:

   • Unpaid utility bills after 30 days may lead to electricity disconnection, with a reconnection fee of $50.
   • Notice is provided 10 days prior to disconnection.

3. Move-In/Move-Out and Delivery Policy:

   • Moves and deliveries use the service elevator, not the Main or West Lobby.
   • A minimum seven-day advance reservation is required for moves, with moves scheduled Monday-Friday, 8 AM to 6 PM, and Saturdays, 8 AM to 4 PM. No moves are allowed on Sundays.
   • A $500 refundable security deposit is required, and a pre- and post-move inspection is conducted to assess damages.

4. Elevator Usage and Specifications:

   • Only the designated service elevator may be used for moves, with restrictions on item size. No hoisting items from balconies without prior approval.
   • Elevator dimensions: Height 107 inches, Width 69 inches, Depth 96 inches.

5. Owner Acknowledgment and Responsibility:

   • Unit owners acknowledge and accept liability for any damages or fines resulting from their agents or moving personnel’s actions.
   • A Move/Delivery Request Form is required for all moves or deliveries.

Loft 5 Leasing Packet Summary:

1. Application and Required Documentation:

   • Checklist includes ID copies, renter’s insurance, vehicle insurance, signed lease, and various HOA forms (Move-In/Move-Out form, Vehicle and Pet Registration, etc.).
   • Unit owners must provide keys, while tenants may purchase access devices from the HOA.

2. Move-In/Move-Out and Delivery Policy:

   • Moves and deliveries are allowed Monday-Saturday, 8 AM - 5 PM, with a 48-hour notice required.
   • A $500 refundable deposit is required for elevator reservations during moves or large deliveries.
   • The service elevator is exclusively used for moves, with size limitations for transported items.

3. Rules and Regulations:

   • General conduct guidelines cover parking, trash disposal, pet handling, and building access.
   • Only designated parking spaces may be used, and unauthorized vehicles are subject to towing.
   • Recycling is encouraged, with containers available on-site.

4. Amenity Usage:

   • Recreational facilities are available for residents and limited guests. The clubhouse can be reserved with a $500 deposit.
   • Exercise facilities follow a first-come, first-served basis, and pool/spa areas have strict usage rules, including a maximum of four guests per unit and mandatory supervision for children.

5. Vehicle and Pet Registration:

   • Vehicle details must be registered with the HOA, and all pets are limited to two per unit, with breed restrictions.
   • Pet owners are responsible for cleaning up after their pets, with specific guidelines for pet behavior in common areas.

6. Penalty Policies:

   • Non-compliance with HOA rules may result in fines up to $100, suspension of amenity privileges, or additional fines for continued violations.

Manhattan Resident Orientation Packet Summary:

1. Required Documentation for Move-In:

   • Resident Profile Sheet, Animal Registration, Move-In/Move-Out form, Fitness Center Waiver, executed lease, photo ID, vehicle registration and insurance, and background check receipt.

2. Resident Profile and Vehicle Information:

   • Profile includes owner and resident contact information, call box setup, and vehicle registration details (make, model, color, and insurance provider). Residents must provide proof of vehicle registration and insurance.

3. Animal Registration:

   • Registration is mandatory for all pets, with a fee of $20 per pet. Pets are limited to two per unit, each under 80 lbs., and specific breeds are restricted. Pet areas and leashing rules are provided, and failure to clean up incurs a $100 fine.

4. Move-In/Move-Out and Delivery Policy:

   • Moves must be scheduled one business day in advance, Monday-Saturday, 8 AM - 5 PM. A refundable $300 security deposit is required, with checks shredded if unclaimed after 14 days.
   • Large moving trucks (over 26’) and overnight parking are restricted. Residents are responsible for any damages during moves or deliveries.

5. COVID-19 Waiver for Recreational Facilities:

   • Residents using recreational facilities (pools, gym, clubhouse, etc.) assume the risk of COVID-19 exposure and must follow all rules and regulations.
   • The waiver releases the association from liability for COVID-19 exposure or injury resulting from facility use.

One Las Vegas Leasing Agreement Packet (2023) Summary:

1. Application and Background Check:

   • Prospective tenants must undergo a background check ($25 per applicant) and provide a government-issued ID. If a criminal record is found, additional security deposits may apply depending on the offense (up to $10,000 per violent felony).

2. Lease Terms:

   • Minimum lease terms are six months for unfurnished units and three months for furnished units. Renters must also carry liability insurance of at least $500,000, listing the One Las Vegas HOA as an additional interest.

3. Move-In Deposit:

   • A $500 common area deposit is required, refundable upon move-out after deduction of any fines or damage costs.

4. FOB and Guest Policies:

   • FOBs are $30 each, provided only to individuals on the lease. Misuse or unauthorized guest use leads to deactivation.
   • Guest restrictions apply, with a maximum 14-day stay in a six-month period before a guest is considered a tenant.

5. Parking and Pet Regulations:

   • Parking RFID is required ($30 per vehicle), and vehicles must be parked in designated spaces.
   • Pets are limited to specific areas, must be leashed, and are subject to registration and fines for policy violations.

6. Move and Delivery Policy:

   • Moves and deliveries require a one-week reservation, with moves restricted to a specific elevator and no hoisting from building exteriors.

One Las Vegas Resident Information Packet (2021) Summary:

1. Resident Profile and Emergency Contacts:

   • Residents must complete profiles with contact details, emergency contacts, and authorization for emergency access.

2. Vehicle and Pet Registration:

   • Each vehicle requires registration and parking decals; unauthorized vehicles may be towed.
   • Pets are restricted to two per unit, with mandatory registration and adherence to community pet policies.

3. Forms and Compliance:

   • Forms required include the Tenant Information Sheet, Vehicle Registration Form, and Pet Registration Form, along with acknowledgment of HOA rules and regulations.

Sky Rental Application 2024 Summary:

1. Application Requirements:

   • Complete lease application packet with items like an executed lease, homeowner’s insurance, and security deposit ($600) is required.
   • Application review takes up to five business days, and applicants are asked not to contact management for status updates.

2. Vehicle and Pet Registration:

   • Parking decals are available for $100 each, payable by money order or cashier’s check, and only assigned vehicles can use these decals.
   • Pet policy allows up to two pets with a combined weight of 80 pounds. A $500 non-refundable pet fee applies, except for service or emotional support animals, which require documentation.

3. Lease Approval and Security Deposit:

   • Approval by the Board of Directors is mandatory, with a $600 security deposit held by the association for potential damages to common areas.
   • Leases must be for a minimum of three months, and sub-leasing is prohibited.

4. Additional Fees:

   • A $200 move-in/out fee applies to unfurnished units, and new tenants must complete an orientation with HOA management within one week of move-in.

5. Occupancy Restrictions and Owner Responsibilities:

   • Only named lessees may occupy the unit, and any additions require board approval.
   • Owners are fully responsible for tenant compliance and property maintenance, including damages to amenities.

This summary outlines the Sky Rental Application's requirements, fees, and responsibilities for both tenants and owners. Let me know if further details are needed on specific sections.

The Ogden New Resident Orientation Packet Summary:

1. Key Contacts and Move-In Coordination:

   • Contacts for the HOA office, concierge, and security are provided, along with guidelines for scheduling move-ins through the concierge desk.
   • Regular office hours are Monday-Friday, 8:00 AM - 5:00 PM.

2. Required Forms and Acknowledgments:

   • Residents must acknowledge receipt of items like parking decals, access fobs, pet and vehicle registration forms, and submetering agreements. The packet also includes forms for parcel receipt and unit access authorization.

3. Vehicle and Pet Policies:

   • Vehicles must display HOA-issued decals and can only be parked in assigned spaces; guest parking passes are available for visitors.
   • Pets are limited to two per unit, and specific restrictions apply, including leash requirements and designated areas for pet relief. Pets must be registered with proof of vaccinations.

4. Moving and Delivery Guidelines:

   • Moves are scheduled in advance with a refundable $500 security deposit required. Moves are restricted to weekdays (8:00 AM - 5:00 PM) and Saturdays (8:00 AM - 4:00 PM).
   • Only designated service elevators and loading docks are to be used, with protective measures in place for common areas.

5. Amenity Usage:

   • Amenity spaces like the pool, spa, and gym are open 24/7 with restrictions, including guest limitations and strict cleanliness rules. The clubhouse and rooftop terrace can be reserved with a $500 deposit.

6. General Rules and Conduct:

   • Residents must adhere to quiet hours from 10 PM to 9 AM, use only their assigned parking spaces, and dispose of trash properly in designated areas.
   • Common area policies prohibit modifications or decorations on unit doors, throwing items from balconies, and unauthorized usage of HOA property.

Turnberry Towers West Rental Application Summary:

1. Application Requirements:

   • A complete rental application includes a $25 payment per applicant for background and credit checks, payable to Turnberry Towers West HOA.
   • Applicants must provide a clear photo ID, a fully executed minimum 1-year lease, and an updated homeowners insurance policy.

2. Background and Criminal Checks:

   • Applicants authorize a credit and criminal background check. Each applicant must sign separately, and applications require a Social Security number or passport number for international applicants.

3. HOA Approval Process:

   • HOA approval may take up to 7 days after submitting a complete application.
   • Once approved, tenants must attend an orientation session with the HOA.

4. Common Area Deposit:

   • A refundable common area deposit equivalent to one month’s rent is required, payable by check or money order to the Turnberry Towers West HOA. This deposit is returned after move-out, pending any potential fines or damages.

5. Crime-Free Lease Addendum:

   • Tenants must sign an addendum agreeing not to engage in any criminal activities, including drug-related crimes, gang activity, or other illegal behaviors on or off the property.
   • A single violation of this addendum is grounds for immediate lease termination, with proof based on a preponderance of evidence rather than a criminal conviction.

6. Clark County Fire Code Compliance:

   • Per Clark County Fire Code Section 308.1.4, open-flame cooking devices are prohibited on combustible balconies. Tenants must acknowledge this requirement by signing a compliance form.

Turnberry Place T1 Lease Application Summary:

1. Application Checklist and Requirements:

   • The checklist includes items like proof of good standing on assessments, a complete application, a tenant background check, a legible lease agreement, a $100 application fee per tenant over 18, and a security deposit of at least $2,500.
   • Acknowledgment of rules and regulations and pet registration (if applicable) is also required.

2. Board Review and Approval:

   • The Board of Directors must review and approve all leases before a tenant may occupy a unit.
   • Each unit may only be leased once per calendar year, and the Board may deny lease approval for reasonable grounds, though discrimination based on protected categories is not allowed.

3. Lease Compliance and Indemnity:

   • Tenants and owners must comply with the Master Association’s governing documents. The Association holds the right to terminate leases upon tenant default.
   • Owners and tenants agree to indemnify the Association from liability claims arising from the tenant’s occupancy.

4. Occupancy and Background Information:

   • Occupancy limits are set based on unit size (e.g., no more than two occupants for a one-bedroom unit).
   • Tenants must submit a background check, employment history, bank references, and four character references.

5. Security Deposit and Orientation:

   • A security deposit equivalent to one month’s rent or $2,500 is held by the Association for potential property damage.
   • An orientation is required for new tenants, and approval may take 15-30 days.

6. Lease Addendum and Drug-Free Policy:

   • The lease addendum covers compliance with all association rules, limitations on subletting, and indemnification clauses.
   • A drug-free housing addendum prohibits tenants and their guests from engaging in any criminal or drug-related activities on or near the premises, with violations leading to lease termination.

This summary covers essential policies, requirements, and responsibilities for applicants and tenants at Turnberry Place. Let me know if more details are needed on specific sections.

Turnberry Place T2 Lease Application Summary:

1. Lease Rules and Restrictions:

   • Only entire units may be rented; no sub-leasing is allowed. All leases must be in writing and pre-approved by the Board. The Board reserves the right to terminate a lease if a tenant violates the governing documents.
   • Each unit can only be leased once per calendar year, with a minimum lease term of 12 months.

2. Board Approval and Fees:

   • A $175 application fee and a security deposit equivalent to one month’s rent (minimum $2,500) are required. This deposit is refundable after move-out, less any costs for repairs to common areas.
   • Leases cannot be modified or extended without prior Board approval, and the Association may charge a lease approval fee.

3. Compliance with Governing Documents:

   • Tenants must be provided with and agree to adhere to the CC&Rs, Bylaws, and Rules and Regulations of the Association.
   • Owners and tenants are jointly responsible for any damages or non-compliance issues, with the Association empowered to take legal action if necessary.

4. Move-In/Move-Out Policies:

   • Moves must be arranged with receiving in advance and are only allowed Monday-Friday, 8:00 AM - 3:45 PM. No weekend or holiday moves are permitted.

5. Additional Occupancy Terms:

   • Tenants cannot grant guest access for stays exceeding 30 days without a lease amendment. Complaints or issues must be reported to the landlord, as the lease is strictly between tenant and landlord, not with the Association.

This summary outlines the key requirements and policies for tenants and owners at Turnberry Place T2. Let me know if more details on specific sections are needed.

Veer Towers Intention to Lease Unit Summary:

1. Unit Owner’s Notification to Lease:

   • Owners must notify the Board when intending to lease a unit, providing details such as the tenant’s name, address, lease terms, and rental amount. If the tenant is an entity, the individual occupant must be designated and approved.

2. Lease Terms and Requirements:

   • The minimum lease term is six months, and the entire unit must be leased (no partial rentals).
   • A written lease agreement is required, with a copy submitted to the Board.
   • Tenants must provide insurance similar to owner requirements and complete an orientation within one week of moving in.

3. Security Deposit and Move-In Fee:

   • A tenant security deposit of up to one month’s rent (or a maximum of $1,500) is required unless waived by the owner with Board approval. This deposit covers potential damages to common elements or fines.
   • A $100 refundable move-in deposit is also required.

4. Compliance and Liability:

   • Tenants and owners are jointly liable for any damage to common areas or injuries caused by tenant negligence.
   • Lease agreements must comply with the Association’s governing documents, which are considered incorporated into each lease. Owners must provide tenants with these documents and ensure acknowledgment of receipt.

5. Approval Process:

   • All leases require Board approval, which cannot be unreasonably withheld.
   • Owners must provide a signed acknowledgment from tenants, affirming compliance with the Association’s governing documents.

Waldorf Astoria Intention to Lease Summary:

1. Notice of Lease Intent:

   • Owners must inform the Association of their intention to lease, listing all tenant and occupant names. If a tenant is a corporation or entity, the occupant must be named, and the Association notified of any changes.

2. Lease Terms:

   • Minimum lease term is six months, with a maximum of two leases per unit per calendar year. The lease must cover the entire unit, not portions.
   • A $1,500 security deposit is required for damage to common areas or unpaid fees, refunded 30 days post-move-out.

3. Insurance Requirements:

   • Tenants must provide liability insurance of at least $1 million, covering damage or injury, with specific entities listed as additional insureds. The policy must be primary and non-contributory.

4. Move-In/Out and Access Policies:

   • Moves are permitted Monday-Friday from 9 AM - 5 PM. Any staffing costs for after-hours moves may be deducted from the tenant’s deposit.
   • Owners are responsible for providing tenants with keys and fobs; the Association holds a passkey for emergency access but accepts no liability for lost keys.

5. Compliance and Liability:

   • Tenants must adhere to all governing documents. The Association reserves the right to terminate leases for violations and may hold owners jointly liable for tenant negligence.

6. Pet Policy:

   • Each unit may have up to two pets, with a combined weight not exceeding 80 pounds. Pets must be leashed in common areas and are restricted from elevators and certain spaces.

7. Parking and Abandonment:

   • Parking is valet-only and available on a first-come basis. Abandoned property left in common areas post-lease will be removed at the tenant’s expense.

This summary outlines the essential requirements and procedures for leasing at Waldorf Astoria, including liability, compliance, and operational guidelines for tenants and owners.