For Owners
How to Switch Property Managers in Las Vegas Without Disturbing Your Tenant
By Matthew Gambill, Broker-Owner · Last updated: October 17, 2026
Yes. In Nevada you can change property managers while a tenant is in the home. The lease is between you and your tenant, not your manager, so it continues. Check your management agreement's cancellation terms, give written notice, and have the outgoing broker account for rents and the security deposit before your new manager takes over.
Sources: NRS 645.6056(2)(b) and (e); NRS 645.310(1); NRS 118A.100.
Already working with another company? Request a Management Consultation and mention who manages the home now, so we can review your agreement's timing with you.
Can you switch property managers mid-lease in Nevada?
Yes, because of how the contracts are set up. Under NRS 118A.100, the landlord is the person who provides the home to the tenant under the rental agreement. That is you, the owner. Your property manager is a broker acting as your agent under a separate property management agreement signed by you and the broker (NRS 645.6056(1)).
Those are two different contracts. Ending one management agreement and signing another does not, by itself, end or rewrite the lease. Your tenant keeps the same home, the same lease terms and the same deposit. What changes is who administers the lease on your behalf.
Step 1: Read your management agreement's cancellation terms
Nevada requires every property management agreement to state its term, how and when it renews, and the circumstances under which it may be cancelled. The agreement can allow cancellation with cause, without cause, or both (NRS 645.6056(2)(a) and (e)). The answer to "when can I leave?" is already written into your agreement. Look for:
- The notice period, and how notice must be delivered
- The cancellation clause, including whether it allows cancellation without cause
- The renewal date, and whether the agreement renews automatically
Give notice in writing and keep a dated copy. If the wording is unclear, ask the outgoing broker to confirm the effective date in writing.
Step 2: Choose your new manager before you give notice
Choose first, so there's no gap. In Nevada, property management requires a permit from the Real Estate Division (NRS 645.6052), and a permitted broker may not manage your home until you have both signed a property management agreement (NRS 645.6056(1)).
You can confirm any firm's license and permit yourself with the Nevada Real Estate Division's License Lookup. The Property Management Firm is a Nevada-licensed brokerage.
Step 3: Account for the security deposit and owner funds
A broker must keep client money and tenant deposits in a separate trust account and may not mix them with the broker's own funds (NRS 645.310(3) and (4)). Deposits a broker holds must be accounted for in the full amount when the transaction ends (NRS 645.310(1)), and a property manager must account for all money and property in which the client may have an interest as soon as practicable (NRS 645.6057(6)). Your agreement must also say how tenant deposits are kept and handled (NRS 645.6056(2)(b)).
The security deposit is still your tenant's money. When the tenancy eventually ends, Nevada's return rules apply as usual: an itemized written accounting and the return of any remaining balance within 30 days, and a deposit cap of 3 months' rent (NRS 118A.242(1) and (4)).
When you switch to us, we coordinate with your current manager to transfer the existing funds, including your tenant's security deposit, into the appropriate trust accounts. Some companies send that money to the owner instead. If that happens, you simply send us a check or deposit it with us, and we place it in the appropriate trust account.
Step 4: Tell your tenant, in writing, who manages the home now
Nevada requires the landlord to give the tenant, in writing, the name and address of the people authorized to manage the home and a local emergency phone number. That information must be kept current, and the rule applies to any successor manager (NRS 118A.260(1) and (2)).
When we take over, every resident receives the same welcome notice: who we are, how to reach us, and how to use the AppFolio Resident Portal to pay rent and request repairs. Residents pay no portal fees, and rent is shown as one all-in figure.
Step 5: Collect the files and keys
Ask the outgoing manager for a complete handoff package. A practical checklist:
- Signed lease and all addenda
- Move-in condition report and photos
- Tenant ledger
- Security deposit amount and where it is held
- Keys, remotes and gate codes
- HOA contacts
- Vendor and warranty information
- Open work orders
What if you live out of state?
Agreements can be signed electronically, notices and records can move by email, and you can follow the home through the AppFolio Owner Portal. We handle the local work in Las Vegas, North Las Vegas and Henderson.
How TPMF handles a handoff
The Property Management Firm is a broker-owned, Nevada-licensed brokerage serving Las Vegas, North Las Vegas and Henderson. We primarily manage long-term residential rentals. Owners follow statements and activity in the AppFolio Owner Portal, residents use the Resident Portal, and we reply within one business day.
If you're with another company now, tell us when you reach out. We'll review your agreement's timing with you and coordinate the transfer with your current manager. Read how we manage homes for owners, our approach to leasing, renewals, inspections and notices, the owner FAQ, or meet the brokers. You can also contact our office or call (702) 597-9635.
This is general information, not legal advice; your agreement controls.
Frequently Asked Questions
Can I change property managers while my tenant is still in the lease?
Yes. The lease is between you and your tenant, so a change of manager doesn't end it. Your management agreement's cancellation terms set the timing. (NRS 118A.100; NRS 645.6056)
Does my tenant have to sign a new lease?
Not because the manager changes. The existing lease continues, and the new manager administers it. (NRS 118A.100; NRS 645.6056)
What happens to the security deposit and my funds?
The deposit stays the tenant's money and must be accounted for in full. We coordinate with your current manager to move existing funds into the appropriate trust accounts. If they send the money to you instead, you send us a check or deposit it with us. (NRS 645.310; NRS 645.6057; NRS 118A.242)
How will my tenant know who to pay?
Nevada requires tenants to receive the current manager's name and address and an emergency number in writing. We send a welcome notice with portal instructions. (NRS 118A.260)
What should I check in my current agreement?
The term, any automatic renewal, the cancellation terms, and how deposits are handled. Nevada requires all four in every management agreement. (NRS 645.6056)
Can I switch if I don't live in Las Vegas?
Yes. Agreements, notices and records can all move electronically, and we handle the local work.
Do residents pay portal fees with TPMF?
No. Residents pay no portal fees, and rent is shown as one all-in figure.