Frequently Asked Questions

We provide property management services throughout the Greater Lake Tahoe and Reno-Sparks region. This includes Truckee, Tahoe Donner, Northstar, Incline Village, Tahoe City, Kings Beach, Donner Lake, Reno, and Sparks. Our local presence means rapid response and hands-on management.

Getting started is simple. Contact us for a free property analysis and consultation. We'll discuss your goals, evaluate your property, provide revenue projections (for vacation rentals) or rental estimates (for long-term), and explain our management approach. There's no obligation: just honest information to help you make the best decision.

We combine local expertise with institutional-quality systems. Our team lives and works in the Tahoe-Reno region, understands micro-market dynamics, and delivers hands-on service. We're not a remote call center. We're your local partners invested in your property's success. We also offer transparent reporting, competitive pricing, and genuine 24/7 availability.

Absolutely. We handle transitions smoothly, including coordinating with your current manager, honoring existing reservations (for vacation rentals), and ensuring no gap in coverage. Many of our clients came from other management companies seeking better service and results.

Duvoire is a full-service, remote-first service-area property management company based in Reno, managing both short-term (Airbnb/VRBO) vacation rentals and long-term residential rentals across Reno, Sparks, and Washoe County. What sets us apart is genuinely local, hands-on service: a Reno-based team, transparent reporting with no hidden fees, 24/7 owner and guest support, and booking and pricing technology many local managers don't offer. The best way to judge is to compare us directly. Request a free, property-specific analysis at (775) 200-1742.

Reno property management is priced as a percentage of revenue rather than a flat published rate, because the right fee depends on the property, the service level, and whether it's a short-term or long-term rental. Long-term management is typically a percentage of the monthly rent collected plus a one-time tenant-placement (leasing) fee; vacation-rental management is a commission on booking revenue. Duvoire quotes every property in writing with no hidden fees and no markups on maintenance. Contact us for a free quote for your specific home.

Self-managing can work if you live locally and have time for tenant or guest communication, maintenance coordination, and Nevada compliance. A professional manager earns its fee by reducing vacancy, screening tenants thoroughly, keeping you compliant, and, for short-term rentals, lifting revenue through multi-platform distribution and dynamic pricing that usually outperform a single do-it-yourself listing. For owners who live out of the area, a local Reno manager like Duvoire handles the on-the-ground work you simply can't do remotely.

It depends on which jurisdiction your parcel actually sits in, and the difference is larger than most owners expect. Unincorporated Washoe County, including Incline Village and Crystal Bay, requires a short-term rental permit, in hand before you advertise. The City of Reno has no short-term rental permit program as of August 2026 and lists short-term rentals as exempt from a city business license; Washoe County confirms that a property inside Reno or Sparks cannot obtain a county permit, so most "Reno permit" guides online are describing the county's rules by mistake. A transient lodging tax license from the RSCVA is required across all three. Because these rules change, always confirm current requirements with the correct jurisdiction before you list. For a deeper walkthrough, see our Washoe County short-term rental permit guide.

Short-term rental income in Reno depends on the home's size, location, amenities, and how actively it's priced and managed. Reno demand is driven year-round by events, university and hospital travel, and Lake Tahoe overflow, which supports strong occupancy when a listing is distributed across many platforms and priced dynamically. Rather than quote a generic number, Duvoire prepares a free, property-specific revenue projection based on comparable homes and real booking data.

A full-service Reno property manager handles everything between you and a well-run rental. For long-term rentals that means marketing, tenant screening, lease preparation, rent collection, inspections, maintenance coordination, and financial reporting. For short-term rentals it means professional photography, listing on 16+ booking platforms, dynamic pricing, 24/7 guest support, housekeeping, and permit and tax compliance. Duvoire does all of it so owners can be hands-off.

Switching is straightforward. Check your current agreement for its notice period, then Duvoire coordinates the transition (transferring listings and upcoming reservations for vacation rentals, tenant and lease records for long-term rentals, keys, and vendor relationships), so there's no gap in coverage or income. Many Reno owners come to us from other managers looking for better communication and results.

Yes. Many of the owners we serve live out of the area or out of state. As a locally staffed Reno manager, we are your on-the-ground presence (in-person turnovers and inspections, local vendor coordination, and same-business-day responses), paired with transparent online reporting so you can see exactly how your property is performing from anywhere.

Short-term (vacation) rentals can generate higher gross income through nightly bookings, but require more active management, higher operating costs, and stricter permitting. Long-term rentals produce steadier monthly income with lower turnover and simpler regulation. The better choice depends on your property's location, your goals, and your risk tolerance. Duvoire manages both in Reno and will give you an honest side-by-side projection. Some owners even switch strategies seasonally.

Duvoire screens every applicant for a Reno long-term rental with a credit check, criminal background check, eviction history, employment and income verification (generally three times the rent), and references from prior landlords: all handled in compliance with Nevada and federal fair-housing law. We present qualified applicants for your final approval. Thorough screening is the single biggest factor in avoiding late payments and evictions.

Reno's long-term rental demand is supported by steady in-migration, a growing employment base across tech, logistics, healthcare, and the university, and limited housing supply. Because rents move with those fundamentals, pricing a unit correctly (competitive enough to fill quickly, strong enough to get the most from your return) matters. Duvoire prices each rental against current Reno-Sparks comparables and re-evaluates at renewal. Ask for a free rental estimate for your address.

Yes. Duvoire is a Reno-based, remote-first service-area business with field teams covering the greater Reno-Tahoe region. We do not receive customers at a public walk-in office; our people travel to managed properties to deliver in-person service, coordinate trusted local vendors, and apply real knowledge of Reno, Sparks, and Washoe County micro-markets and regulations.

For long-term rentals, usually yes. Reno long-term management is billed as a percentage of the rent collected, plus a one-time tenant-placement (leasing) fee when a new tenant is signed. Short-term rentals are commission-only on booking revenue. Ask any manager for a written, itemized quote so leasing, setup, and renewal charges are visible before you sign.

Your property manager should. What is actually required depends on which jurisdiction your parcel sits in, and the three are not alike: Washoe County runs a short-term rental permit program for unincorporated Washoe County only, and a property inside the City of Reno or the City of Sparks cannot obtain a county permit. The City of Reno runs no short-term rental permit program and exempts short-term rentals from its city business license, and no City of Sparks program is published either. What every address does need is a transient lodging tax license from the Reno-Sparks Convention and Visitors Authority (free, but mandatory). Duvoire confirms the real jurisdiction of your parcel, files whatever it genuinely requires, and remits the lodging taxes. Owners who self-manage are personally responsible for both.

Start with the property, not the strategy. Homes near downtown Reno, the university, hospitals, and event venues that can be furnished well often suit short-term rental; larger family homes in quiet suburbs usually lease better long-term. Zoning, HOA rules, and permit availability can decide it for you. Duvoire manages both and will model each option for your address.

Nevada residential tenancies are governed primarily by NRS Chapter 118A, which covers security deposits, required notices, habitability, entry, and the eviction process, and Reno or Washoe County can add local requirements. Deadlines are strict, and a defective notice can restart the process. Duvoire handles lease compliance and notices for managed properties; confirm current law with a Nevada attorney for your situation.

Duvoire does. Our Reno team dispatches vetted local vendors, responds to emergencies around the clock, and supervises work in person: you're not coordinating plumbers from out of state. Vendor invoices are passed through transparently with no markup, and we set a repair-approval threshold with you up front so routine fixes move fast and larger jobs still get your sign-off.

Yes. Owners keep full use of their own home. On a short-term rental you can block dates on the calendar for personal stays: we simply ask for reasonable notice so we never have to cancel a confirmed guest. Long-term rentals work differently: once a lease is signed, the tenant has possession of the property for the lease term.

A correctly priced, move-in-ready Reno rental usually leases in a matter of weeks rather than months, but timing depends on price, condition, season, and neighborhood: spring and summer move faster than the December holidays. Overpricing is the most common cause of a long vacancy. Duvoire prices against live Reno-Sparks comparables and adjusts quickly if showings aren't converting.

Revenue varies significantly by location, property type, and amenities. Typical ranges: Truckee/Tahoe Donner ($60K-$150K+), Northstar ($70K-$180K+), Incline Village ($80K-$200K+), Kings Beach ($40K-$90K+). We provide free, property-specific revenue projections during consultation.

We distribute your property across 16+ booking platforms including Airbnb, VRBO, Booking.com, Expedia, Google Vacation Rentals, and our direct booking website. Multi-platform distribution increases exposure and bookings while dynamic pricing keeps rates competitive across all channels.

Full-service management includes: professional photography, listing optimization, dynamic pricing, multi-platform distribution, 24/7 guest communication, check-in coordination, professional housekeeping, linen service, maintenance coordination, owner reporting, permit compliance, and tax remittance. Everything is handled: you just receive deposits.

Our fees are commission-based and all-inclusive, quoted per property based on your home's specifics and service level: we don't publish a one-size-fits-all rate because the right fee depends on your property. Commission-based pricing aligns our incentives with yours: we earn more when your property performs better. Contact us for a free, written, property-specific quote.

It depends entirely on the jurisdiction, and they differ more than owners expect. Truckee requires a VHR permit, Placer County requires a VRP, and unincorporated Washoe County, which includes Incline Village, requires an STR permit for stays under 28 days. The City of Reno, by contrast, runs no short-term rental permit program and exempts short-term rentals from its city business license, and no City of Sparks program is published. Transient lodging or occupancy tax registration applies in all of them. We confirm what your specific parcel actually requires, handle the filings and maintain compliance for managed properties.

We provide genuine 24/7 support with local team members who can respond in person when needed. Our guest communication team handles all inquiries, issues, and emergencies. For property emergencies (water leaks, heating failures, etc.), we have a network of vetted contractors available around the clock.

Full-service management includes: property marketing, tenant screening (credit, background, employment, rental history), lease preparation, rent collection, regular inspections, maintenance coordination, 24/7 emergency response, financial reporting, lease renewals, and eviction support if needed.

Long-term management is charged as a percentage of collected monthly rent, plus a one-time leasing fee for tenant placement: both quoted per property in writing. Full-service management is often offset by reduced vacancy and better tenant quality. Contact us for a free, property-specific quote.

Our screening process includes: credit check (minimum score requirements), criminal background check, eviction history, employment verification, income verification (typically 3x rent), and rental history with previous landlord references. We present qualified applicants to you for final approval.

We have a clear collections process: immediate outreach when rent is late, formal notices as required by Nevada law, payment plans when appropriate, and legal action when necessary. If eviction becomes necessary, we coordinate with attorneys and manage the entire process. Our screening minimizes this risk significantly.

We conduct routine inspections quarterly (or as lease permits) to check property condition, identify maintenance needs, and confirm lease compliance. You receive inspection reports with photos. We also conduct thorough move-in and move-out inspections.

Truckee (California) and Incline Village (Nevada) have different regulations, tax structures, and markets. Truckee requires VHR permits through the Town; Incline Village requires Washoe County STR permits. Incline Village has Nevada's tax advantages (no state income tax). Guest demographics differ too: Incline attracts more luxury-oriented visitors. We tailor our approach to each location.

Tahoe Donner Association has specific rules for vacation rentals including quiet hours, parking, and amenity access. We maintain full TDA compliance, coordinate amenity passes for guests, and handle any HOA communications. Our familiarity with TDA rules prevents violations that could jeopardize your rental ability.

Yes, IVGID beach privileges can be extended to guests through daily passes. This is a significant competitive advantage for Incline Village rentals. We coordinate beach access and highlight this exclusive amenity in our marketing.

We manage properties near all major resorts: Palisades Tahoe, Northstar, Sugar Bowl, Homewood, Diamond Peak, and Mt. Rose. Ski-in/ski-out properties (particularly at Northstar) command significant premiums. We use dynamic pricing that responds to snow conditions and capture peak ski weekend demand.

Our housekeeping and inspection teams document every turnover with photos, and we file claims with booking platforms within 24 hours so damages are reimbursed quickly.

Yes. We run dynamic pricing campaigns and launch direct-book offers targeted to Bay Area travelers to sustain occupancy in spring and fall.

Our Reno, Truckee, and Incline Village teams are on-call 24/7. We coordinate trusted local vendors, share the invoices transparently, and supervise work on-site.

Every owner receives a dedicated manager with guaranteed same-business-day responses and emergency escalation via phone.

Some of the homes we manage near Northstar welcome dogs and some do not, because the pet policy is the owner's to set rather than ours. Each home's page lists its pet policy and its amenities, including a private hot tub where the home has one, so the Lake Tahoe and Truckee rentals page is the quickest way to see which homes qualify. Any pet fee is shown in the quote before you pay. Call (775) 200-1742 with your dates and group size and we will narrow it down with you.

We manage homes in Olympic Valley, the valley Palisades Tahoe sits in. Ski access differs from home to home, from walking distance to a short drive, so each home's page is where that is stated rather than a claim about the roster as a whole. Peak ski weekends and the holiday weeks are the first dates to go across every Tahoe home we manage, so those are worth booking well ahead. Call (775) 200-1742, or see the Lake Tahoe and Truckee rentals page for what is open on your dates.

Yes. Unincorporated Washoe County, which includes Incline Village and Crystal Bay, requires a short-term rental permit to legally rent a home for short stays, and permits come with occupancy, parking, and noise rules. Duvoire handles the permitting and ongoing compliance for the properties we manage. Rules change periodically, so confirm the current requirements with Washoe County before you list.

Tahoe Donner and Truckee hold the most large multi-bedroom cabins, which is usually where a group of ten or more ends up. Incline Village and the Northstar side trade some of that size for shorter drives to the lake and the lifts. Bedrooms and sleeping capacity are listed on every home's page, so the Lake Tahoe and Truckee rentals page is the quickest way to compare by size. The largest homes go first for the holiday weeks.

Often, yes, and midweek is where it usually opens up. Spring and autumn carry the most short-notice availability; the holiday weeks and peak ski weekends rarely do. We run these calendars ourselves rather than through a third party, so what shows as open on duvoire.com is current. Check your dates on the booking search, or call (775) 200-1742 and we will tell you what is free.

Incline Village beach access runs on IVGID recreation privileges, which belong to the property and are extended to guests through the district's guest-pass program where the property and IVGID rules allow. So whether a given home carries them is a fact about that home, and its page is where that is stated, along with what the home looks out on. Lakefront and lake-view homes are a small part of any Incline roster, ours included, so those dates are worth asking about early. Call (775) 200-1742.