What must a property management agreement say about repairs and owner approval?

Key facts

• Nevada Legislature: "NRS 645.6056 Property management agreements: Requirements; contents. 1. A real estate broker who holds a permit to engage in property management shall not act as a property manager unless the broker has first obtained a property management agreement signed by the broker and the client for whom the broker will manage the property. 2. A property management agreement must include, without limitation: (a) The term of the agreement and, if the agreement is subject to renewal, provisions clearly setting forth the circumstances under which the agreement may be renewed and the term of each such renewal; (b) A provision for the retention and disposition of deposits of the tenants of the property during the term of the agreement and, if the agreement is subject to renewal, during the term of each such renewal; (c) The fee or compensation to be paid to the broker; (d) The extent to which the broker may act as the agent of the client; (e) If the agreement is subject to cancellation, provisions clearly setting forth the circumstances under which the agreement may be cancelled. The agreement may authorize the broker or the client, or both, to cancel the agreement with cause or without cause, or both, under the circumstances set forth in the agreement; and (f) If the broker intends to provide asset management services for the client, a provision indicating the extent to which the broker will provide those services. As used in this paragraph, “client” has the meaning ascribed to it in NRS 645H.060."

  Source: Nev. Rev. Stat. 645.6056 and 645.6057 (NRS ch. 645), read 23 October 2026.

• Nevada Legislature, NRS 645.6057 introduction and item 1: "NRS 645.6057 Property management agreements: Duties of holder of permit to engage in property management when entering and performing agreement; exceptions. A person who holds a permit to engage in property management when entering into a property management agreement and performing his or her duties pursuant to such property management agreement, as applicable: 1. Shall disclose to each party to the property management agreement as soon as practicable: (a) Any material and relevant facts, data or information which the property manager knows, or which by the exercise of reasonable care and diligence should have known, relating to the property which is the subject of the property management agreement. (b) Each source from which the property manager will receive compensation as a result of the agreement. (c) That the property manager is a principal to the agreement or has an interest in a principal to the agreement. (d) That the property manager is acting for more than one party to the agreement. If a property manager makes such a disclosure, he or she must obtain the written consent of each party to the agreement for whom the property manager is acting before he or she may continue to act in his or her capacity as an agent. The written consent must include: (1) A description of the property management agreement. (2) A statement that the property manager is acting for two or more parties to the agreement who have an adverse interest and that in acting for these parties, the property manager has a conflict of interest. (3) A statement that the property manager will not disclose any confidential information for 1 year after the revocation or termination of any property management agreement entered into with a party to the agreement, unless he or she is required to do so by a court of competent jurisdiction or is given written permission to do so by that party. (4) A statement that a party is not required to consent to the property manager acting on behalf of the party. (5) A statement that the party is giving consent without coercion and understands the terms of the consent given. (6) Any changes in the property manager’s relationship to a party to the agreement or activity."

  Source: Nev. Rev. Stat. 645.6056 and 645.6057 (NRS ch. 645), read 23 October 2026.

• Arizona Legislature: "32-2173. Property management agreements; contents, termination A. A property management firm shall write property management agreements in clear, unambiguous language, and the property management agreements: 1. Shall: (a) State all material terms and conditions of the property management firm's services, obligations, duties and responsibilities to the property owner. (b) Be signed by the property owner or his agent and the property management firm's designated broker or the broker's authorized real estate licensee. (c) Specify a beginning and an ending date. (d) Contain cancellation provisions that are agreeable to both parties. (e) Provide for the manner of disposition of all monies collected by the property management firm, including any tenant deposits. (f) Specify the type and frequency of status reports to the owner. (g) State the amount and purpose of monies the property management firm holds as an operating reserve for emergency and other purposes. (h) Provide for the disposition and allocation of interest earned on trust account monies. (i) State the terms and conditions of compensation the property owner pays for services pursuant to the property management agreement. (j) Not be assigned to another licensee or licensed entity without the express written consent of the property owner. 2. May: (a) Contain an automatic renewal provision, if the property management firm sends the owner a reminder notice at least thirty days before the renewal date. The notice does not negate any other cancellation term otherwise agreed to. (b) Provide for reasonable liquidated damages or cancellation fees for early termination of the agreement. (c) Allow the property management firm's broker to authorize a licensed or unlicensed person in the direct employment of the broker, pursuant to section 32-2174, subsection C, to transfer monies from or to be a signatory on a property management trust account to which the property management firm deposits the owner's monies. (d) Require more than one signature on checks written from a property management account. (e) Contain any other provisions that are agreed to between the property management firm and the owner and that are not in conflict with the requirements of this chapter. B. Immediately on termination of a property management agreement, the property management firm shall provide the owner with: 1. All originals or other copies of all rental agreements or related documents in the property management firm's possession for current and previous tenants. These documents shall include any applications, property inventories, leases, pet permits, default notices, lease amendments or addenda in the property management firm's possession. The broker is not required to keep copies of residential rental lease agreements or related rental lease documents after termination of the property management agreement. 2. All building plans, environmental studies, conditions, covenants and restrictions, inspection reports, contracts, keys, warranties, personal property or other documents in the possession of the property management firm. C. On termination of the property management agreement the property management firm shall provide the owner with a final accounting of the property's financial status that includes at a minimum: 1. Within five days, a list of all tenant security obligations. 2. Within thirty-five days, reimbursement for all monies remaining in the property accounts maintained by the property management firm, except for monies needed for unpaid obligations incurred during the term of the property management agreement. 3. Within seventy-five days, a final accounts receivable and payable list. 4. Within seventy-five days, a final bank account reconciliation. D. If there is an on-site management office and any of the records or documents described in subsection B of this section are located on site, the property management firm may leave the items there for the benefit of the owner on termination of the property management agreement. The property management firm shall inform the owner in writing immediately as to the location of these records."

  Source: Ariz. Rev. Stat. 32-2173, read 23 October 2026.

What belongs in a Nevada management agreement?

The Nevada agreement section is quoted in full below.

Nevada Legislature, read 23 October 2026: "NRS 645.6056 Property management agreements: Requirements; contents. 1. A real estate broker who holds a permit to engage in property management shall not act as a property manager unless the broker has first obtained a property management agreement signed by the broker and the client for whom the broker will manage the property. 2. A property management agreement must include, without limitation: (a) The term of the agreement and, if the agreement is subject to renewal, provisions clearly setting forth the circumstances under which the agreement may be renewed and the term of each such renewal; (b) A provision for the retention and disposition of deposits of the tenants of the property during the term of the agreement and, if the agreement is subject to renewal, during the term of each such renewal; (c) The fee or compensation to be paid to the broker; (d) The extent to which the broker may act as the agent of the client; (e) If the agreement is subject to cancellation, provisions clearly setting forth the circumstances under which the agreement may be cancelled. The agreement may authorize the broker or the client, or both, to cancel the agreement with cause or without cause, or both, under the circumstances set forth in the agreement; and (f) If the broker intends to provide asset management services for the client, a provision indicating the extent to which the broker will provide those services. As used in this paragraph, “client” has the meaning ascribed to it in NRS 645H.060."

Source: Nev. Rev. Stat. 645.6056 and 645.6057 (NRS ch. 645), read 23 October 2026.

What disclosures accompany a Nevada management agreement?

The introduction and the first item's disclosure duties are quoted in full below.

Nevada Legislature, NRS 645.6057 introduction and item 1, read 23 October 2026: "NRS 645.6057 Property management agreements: Duties of holder of permit to engage in property management when entering and performing agreement; exceptions. A person who holds a permit to engage in property management when entering into a property management agreement and performing his or her duties pursuant to such property management agreement, as applicable: 1. Shall disclose to each party to the property management agreement as soon as practicable: (a) Any material and relevant facts, data or information which the property manager knows, or which by the exercise of reasonable care and diligence should have known, relating to the property which is the subject of the property management agreement. (b) Each source from which the property manager will receive compensation as a result of the agreement. (c) That the property manager is a principal to the agreement or has an interest in a principal to the agreement. (d) That the property manager is acting for more than one party to the agreement. If a property manager makes such a disclosure, he or she must obtain the written consent of each party to the agreement for whom the property manager is acting before he or she may continue to act in his or her capacity as an agent. The written consent must include: (1) A description of the property management agreement. (2) A statement that the property manager is acting for two or more parties to the agreement who have an adverse interest and that in acting for these parties, the property manager has a conflict of interest. (3) A statement that the property manager will not disclose any confidential information for 1 year after the revocation or termination of any property management agreement entered into with a party to the agreement, unless he or she is required to do so by a court of competent jurisdiction or is given written permission to do so by that party. (4) A statement that a party is not required to consent to the property manager acting on behalf of the party. (5) A statement that the party is giving consent without coercion and understands the terms of the consent given. (6) Any changes in the property manager’s relationship to a party to the agreement or activity."

Source: Nev. Rev. Stat. 645.6056 and 645.6057 (NRS ch. 645), read 23 October 2026.

For the other duties and exceptions, read the full section at the Nevada source link below.

What belongs in an Arizona management agreement?

The Arizona agreement section is quoted in full below.

Arizona Legislature, read 23 October 2026: "32-2173. Property management agreements; contents, termination A. A property management firm shall write property management agreements in clear, unambiguous language, and the property management agreements: 1. Shall: (a) State all material terms and conditions of the property management firm's services, obligations, duties and responsibilities to the property owner. (b) Be signed by the property owner or his agent and the property management firm's designated broker or the broker's authorized real estate licensee. (c) Specify a beginning and an ending date. (d) Contain cancellation provisions that are agreeable to both parties. (e) Provide for the manner of disposition of all monies collected by the property management firm, including any tenant deposits. (f) Specify the type and frequency of status reports to the owner. (g) State the amount and purpose of monies the property management firm holds as an operating reserve for emergency and other purposes. (h) Provide for the disposition and allocation of interest earned on trust account monies. (i) State the terms and conditions of compensation the property owner pays for services pursuant to the property management agreement. (j) Not be assigned to another licensee or licensed entity without the express written consent of the property owner. 2. May: (a) Contain an automatic renewal provision, if the property management firm sends the owner a reminder notice at least thirty days before the renewal date. The notice does not negate any other cancellation term otherwise agreed to. (b) Provide for reasonable liquidated damages or cancellation fees for early termination of the agreement. (c) Allow the property management firm's broker to authorize a licensed or unlicensed person in the direct employment of the broker, pursuant to section 32-2174, subsection C, to transfer monies from or to be a signatory on a property management trust account to which the property management firm deposits the owner's monies. (d) Require more than one signature on checks written from a property management account. (e) Contain any other provisions that are agreed to between the property management firm and the owner and that are not in conflict with the requirements of this chapter. B. Immediately on termination of a property management agreement, the property management firm shall provide the owner with: 1. All originals or other copies of all rental agreements or related documents in the property management firm's possession for current and previous tenants. These documents shall include any applications, property inventories, leases, pet permits, default notices, lease amendments or addenda in the property management firm's possession. The broker is not required to keep copies of residential rental lease agreements or related rental lease documents after termination of the property management agreement. 2. All building plans, environmental studies, conditions, covenants and restrictions, inspection reports, contracts, keys, warranties, personal property or other documents in the possession of the property management firm. C. On termination of the property management agreement the property management firm shall provide the owner with a final accounting of the property's financial status that includes at a minimum: 1. Within five days, a list of all tenant security obligations. 2. Within thirty-five days, reimbursement for all monies remaining in the property accounts maintained by the property management firm, except for monies needed for unpaid obligations incurred during the term of the property management agreement. 3. Within seventy-five days, a final accounts receivable and payable list. 4. Within seventy-five days, a final bank account reconciliation. D. If there is an on-site management office and any of the records or documents described in subsection B of this section are located on site, the property management firm may leave the items there for the benefit of the owner on termination of the property management agreement. The property management firm shall inform the owner in writing immediately as to the location of these records."

Source: Ariz. Rev. Stat. 32-2173, read 23 October 2026.

How can you document authority to order repairs?

Put the owner and manager instructions in writing before requesting work. This is practical reasoning, not legal advice and not a finding from any agency.

1. Identify who can request routine work and who receives urgent reports.
2. Describe which decisions need the owner’s written response.
3. Ask bidders to distinguish inspection, repair and replacement tasks.
4. Keep work instructions, owner responses and completion records with the agreement.

Who sees your contact details when you post on InstaBids?

Contact details stay hidden until the homeowner picks a contractor and they confirm the connection.

Source: InstaBids process and privacy, live-page excerpts, read 23 October 2026.

Sources for the facts on this page

• Nev. Rev. Stat. 645.6056 and 645.6057 (NRS ch. 645), read 23 October 2026
• Ariz. Rev. Stat. 32-2173, read 23 October 2026
• InstaBids process and privacy, live-page excerpts reviewed 23 October 2026.