The same terms,
every time
Our rates, deposits, utilities and house rules for furnished monthly rentals in Reno and Sparks — published, so you can read them before you call rather than after you have signed.
About mid-term rentalsThe longer you stay, the lower the rate
Every home has its own monthly rate, set by the property. What does not vary is how the length of your stay changes it.
The 28-night minimum applies. A stay shorter than that is a different product with different rules — and different taxes.
Matches the standard travel-healthcare assignment, which runs 13 weeks.
Applied to every month of the term, not just the months past six.
A discount is earned at its bracket and held until the next one — a four-month stay pays the three-month rate. The discount is earned by the length you actually stay, so a stay that ends short of the bracket it was priced at is re-rated to the bracket it reached.
What would your stay actually cost?
Put in a monthly rate and how long you need the home for. The discount, the deposit, the pet fee and anything over the power cap all apply themselves, so you can see the whole number before you speak to anyone. Nothing here is a quote — rates are set per property.
10% off the full rate, every month of the term.
The deposit comes back at move-out less any itemised deductions; the pet fee does not. Power is billed in arrears against the real utility statement, which is why it is not part of the figure due at signing.
What you pay beyond the rent
Security deposit
Half of one month’s rentRefundable, held per Nevada law, and returned within 30 days of move-out less any itemised deductions. Nevada caps total deposits at three months’ rent; ours sits far under it.
Pet fee
$500 for one or two pets · $750 for three or moreNon-refundable. It covers the deep clean a furnished home needs after a pet — carpets, upholstery and soft furnishings. Service animals and assistance animals are not pets and are never charged.
Utilities
Included, with power cappedWater, sewer, trash, gas, internet, and landscaping or snow removal are covered by the owner and built into your monthly rate. Electricity is covered up to $200 a month; anything above that is billed to the tenant against the actual utility statement.
Late fee
Capped by statuteNevada limits a late fee to 5% of the monthly rent and forbids charging one until at least three calendar days after rent is due. We do not exceed either limit.
One monthly number, and what sits inside it
Included
- Fully furnished — beds, seating, a real work desk, window coverings, and a stocked kitchen
- Linens, towels and starter consumables
- Internet, connected and live before you arrive
- Water, sewer, trash and gas
- Electricity up to $200 a month
- Landscaping and snow removal where the property has them
- A professional clean before you move in
- A local team you can reach, at any hour
Not included
- Electricity above $200 in any month
- Personal phone, streaming or subscription services
- Renter’s insurance, which we require you carry
- Damage beyond normal wear, assessed against the signed move-in inventory
- Parking beyond the spaces the property actually has
How we screen
Income or contract
Verifiable income of at least two and a half times the monthly rent — or, for travelling clinicians and contract professionals, a signed assignment contract plus agency confirmation. We built this deliberately: a travel nurse has a contract, not twelve months of payslips, and screening them as though they were an annual tenant fails good applicants for no reason.
Identity and background
Government photo identification, a background check, and rental history with prior-landlord references.
Third-party payers
Where an employer, relocation company or insurance carrier is paying, the paying organisation signs alongside the occupant and we verify the placement directly with them. The occupant is still screened.
A written Nevada lease
Every stay runs on a written lease with a firm start and end date and a minimum term at or above 28 nights. At these lengths the occupant is a residential tenant under NRS 118A, not a guest, and we treat them as one.
The standing rules
Minimum stay
28 nights. This is the line that keeps the tenancy outside the short-term rental rules and the lodging tax, and we do not go under it.
Occupancy
Two people per bedroom, plus one. Everyone staying is named on the lease.
Guests
Welcome. A guest staying longer than 14 nights in any 60-day period becomes an occupant and goes on the lease.
Smoking
No smoking or vaping of anything, anywhere indoors — cannabis included, whatever Nevada law permits elsewhere.
Renter’s insurance
Required, with proof before the keys are handed over.
Move-in inventory
A photographed inventory is signed at check-in and checked at move-out. It is how a deposit dispute gets settled by evidence rather than by memory.
Assignments get cut and extended. Both have a rule.
This is the most common thing that happens in a mid-term tenancy, so it is written down rather than negotiated in the moment.
Extending
Tell us 30 days out and we will hold the home wherever we can. An extension that takes the total stay into a longer bracket is re-rated at that bracket for the remaining months — extend from three months to six and the rest of the stay moves to the 15% rate.
Leaving early
Assignments get cut, and we would rather have a stated rule than an argument. Give 30 days’ written notice. The length-of-stay discount is earned by the length actually stayed, so a stay that ends short of the bracket it was priced at is re-rated to the bracket it reached, and the difference is due at move-out.
Staying past the end date
Without a signed extension, a holdover is charged at the full undiscounted rate for the days occupied. That is not a penalty — it is the rate the home would have been let at.
Standards, Answered
Why is the minimum stay 28 nights?
Because that is the line Nevada draws. Washoe County defines a short-term rental as a stay of less than 28 days, and the Reno-Sparks Convention and Visitors Authority exempts rentals of 28 consecutive days or more from transient lodging tax. A stay at or above 28 nights sits outside the short-term rental permit programs and outside the lodging tax. A single booking below the line pulls the property back into both, which is why the minimum is written into the lease rather than treated as a preference.
How does the length-of-stay discount work?
One month is at full rate. Three months takes 10% off, which matches the standard 13-week travel-healthcare assignment. Six months or more takes 15% off, applied to every month of the term rather than only the months past six. The discount is earned by the length you actually stay: if a stay ends short of the bracket it was priced at, it is re-rated to the bracket it reached and the difference is due at move-out.
What is the security deposit?
Half of one month’s rent, refundable. Nevada caps total deposits — including any last month’s rent — at three months’ periodic rent, so ours sits well under the limit. It is returned within 30 days of move-out, less any itemised deductions, assessed against the inventory that was photographed and signed at check-in.
What is the pet policy, and is the fee refundable?
One or two pets carry a $500 pet fee; three or more carry $750. It is non-refundable, and it covers the deep clean a furnished home needs after a pet — carpets, upholstery and soft furnishings, which a normal turnover clean does not reach. Service animals and assistance animals are not pets under the Fair Housing Act. They carry no fee, no pet rent and no restriction.
Which utilities are included, and what is the power cap?
Water, sewer, trash, gas, internet, and landscaping or snow removal where the property has them are all covered by the owner and built into the monthly rate. Electricity is covered up to $200 a month. Anything above that is billed to the tenant against the actual utility statement, so you are never charged an estimate. The cap exists because a furnished all-in rate cannot absorb an unbounded summer air-conditioning bill.
How do you screen a travelling nurse who has a contract instead of payslips?
With the contract. We accept verifiable income of at least two and a half times the monthly rent, or a signed assignment contract plus confirmation from the staffing agency. Screening a contract clinician as though they were an annual tenant rejects good applicants for no reason, which is why the standard is written this way rather than left to whoever picks up the phone.
What happens if my assignment is cancelled or extended?
Both are normal and both have a stated rule. Give 30 days’ written notice to leave early; the stay is re-rated to the bracket it actually reached and the difference is due at move-out. To extend, tell us 30 days out and we will hold the home where we can — and if the extension pushes the total stay into a longer bracket, the remaining months move to that better rate.
Can my employer or insurance carrier pay directly?
Yes, and it is common — relocation companies and insurance housing placements are a large part of what we do. The paying organisation signs alongside the occupant and we verify the placement with them directly. The occupant is still screened; who pays does not change who is living in the home.
These are our standing terms for furnished mid-term rentals in Reno and Sparks, and they can change. The lease you sign governs your tenancy. Nothing here is legal or tax advice — for your own position, speak to your attorney or CPA.
Questions about a specific home?
Rates are set per property. Tell us the dates and the size you need and we will send you the number for the homes that actually fit.