Community Inspector in Reno, Nevada at Terra West Management Services

Company Culture & Core Values:

Terra West Management Services’ primary goal is to provide excellent service to both internal and external clients by living through our Core Values. Our culture and business thrives when each team member works positively, cooperatively and respectfully with every person we come in contact with. In addition to performing the essential functions of the position, our ideal candidate would contribute to the cultural health and overall success of the company by identifying with and promoting our Core Values.

Community Property Inspector

Position

Community Property Inspector

Location

Terra West Reno Office – field-based across the Reno office portfolio

Primary Assignments

Highland Ranch HOA (Sun Valley) and Foothills at Wingfield HOA (Sparks)

Reports To

Associate Director of Community Management, Reno

Employment Status

Full-time, hourly (non-exempt)

Compensation

$21.00–$24.00 per hour, depending on experience, plus gas reimbursement for inspection travel

Equipment Provided

Company-issued phone for field inspections in Vantaca; desktop workstation at the Reno office

Start Date

Immediate – as soon as possible

POSITION SUMMARY

Terra West Management Services is seeking a dependable, detail-oriented Community Property Inspector to join the Reno team. This field-based role conducts routine common-area and CC&R compliance inspections for the homeowners associations managed by the Reno office. The Inspector works out of the Reno office, carries dedicated weekly inspection schedules at Highland Ranch and Foothills at Wingfield, and covers the remaining Reno-office associations, excluding the limited-purpose landscape maintenance associations (LMAs). Accurate documentation, consistent follow-through, and clear weekly communication with association contacts are central to this position.

WEEKLY SCHEDULE & TIME ALLOCATION

Assignment

Days / Time

Primary Contact

Highland Ranch HOA

Monday – Wednesday; approximately 20 hours per week

Bob Gibson, General Manager

Foothills at Wingfield HOA

Weekly; approximately 2 days per week (Board Liaison notified the day of inspection)

Annie Story, President / Board Liaison

Reno-Office Portfolio

Remaining scheduled hours (all associations except LMAs)

Assigned Community Association Manager

The Inspector manages their own weekly schedule within these allocations, adjusting for inspection season, association needs, and workload in coordination with the Associate Director.

KEY RESPONSIBILITIES

Highland Ranch HOA

? Perform approximately 20 hours of inspections per week, Monday through Wednesday.

? Inspect lots and common areas across Areas A, B, and C (see Appendix B maps) for CC&R and rules compliance, maintenance concerns, and architectural conformance per the Association's governing documents.

? Meet or communicate weekly with Bob Gibson, General Manager, to report inspection progress, notable findings, and follow-up items.

? Serve as a point of contact for Highland Ranch inspection questions and route items outside the inspection scope to the General Manager and the assistant, Geraldine, as necessary.

Foothills at Wingfield HOA

? Perform all Foothills inspections, notices, and reporting as set out in the Foothills at Wingfield Inspection Requirements section of this job description.

Reno-Office Portfolio

? Inspect all other associations managed by the Terra West Reno office, excluding LMAs, on the schedule set by the Associate Director and assigned CAMs.

? Coordinate with each assigned Community Association Manager on inspection priorities, re-inspections of open violations, and board-requested inspections.

Executive Session Hearings

? Highland Ranch and Foothills at Wingfield each hold a monthly executive session where violations are heard. The Inspector's documentation and photos are the basis of the hearing record, so findings must be complete, accurate, and current in Vantaca before each session.

? May be called into an executive session (in person or virtually) to provide additional detail on a violation, answer board questions about inspection findings, or review photos and dates of observation.

? Coordinate with the assigned CAM and/or Assistant ahead of each executive session to confirm which violations are pending hearing and that re-inspections are complete.

Documentation & Reporting

? Photograph and document each observation with address, date, and a clear description of the condition and the governing-document provision it relates to.

? Use the Vantaca mobile app on the company-issued phone to enter violations in the field, attach photos, and step each action item appropriately to the assigned CAM for processing.

? Use Vantaca on the Reno office desktop to review and complete inspection entries, check prior violation history and open action items, run inspection reports, and track re-inspection dates.

? Use of Microsoft Suite (Word, Excel, PDF, etc.) and intranet software.

? Perform re-inspections to confirm cures so action items can be closed in a timely manner.

? Prepare weekly inspection summaries for management and association contacts.

? Report hazards, damage, or urgent common-area conditions to the assigned CAM immediately.

Professional Conduct

? Represent Terra West courteously and professionally in the field. Owner disputes, fine questions, and hearing matters are referred to the assigned CAM rather than addressed on site.

? Maintain confidentiality of owner, account, and association information.

FOOTHILLS AT WINGFIELD — INSPECTION REQUIREMENTS

Foothills at Wingfield (2,029 units, Sparks) has inspection, notice, and reporting requirements written into its 2026–2027 Management Agreement and Addendum. The Inspector is responsible for meeting each of them. Foothills inspections take approximately 1½ to 2 days per week.

Inspection Schedule

Inspection

Frequency

Scope

Common Areas

Weekly, April 1 – November 30; monthly, December 1 – March 31

Visual review of open and obvious conditions in all Association common areas, including the water feature, monument sign area, landscaping, facilities, and amenities.

Owner Lots & Unit Exteriors

Monthly per unit, completed in weekly quadrants

Vehicular inspection of the visible portion of every unit and homeowner fence for Governing Document compliance. Every unit is inspected once each month.

Walking Paths

Weekly, walked in sections on a rotating basis

Path conditions, hazards, and violations on adjacent lots (see Appendix A maps).

Annual – Concrete & Trails

Every February

All concrete, sidewalks, and walking trails. Written report to the President within 2 weeks.

Annual – Common Areas & Fences

Every May

All common areas and all fences (regular and split rail), Association and homeowner. Written report to the President within 2 weeks.

All Foothills inspections are performed during business hours, Monday – Friday, 9:00 a.m. to 5:00 p.m., excluding holidays. Common-area and lot inspections may be performed on the same day.

Notice to the Board Liaison

? On the day of each inspection, before it begins, notify the Board Liaison (currently Annie Story, President) of the inspection and the phase or section being completed that day, so the Board is aware of who is on property.

? Copy the Board Liaison on all Foothills inspection emails.

Reporting

? Submit an inspection report to the Board Liaison after each inspection.

? Submit the February and May annual inspection reports to the President within 2 weeks of the inspection.

? Keep inspections current so violations can be scheduled for hearing at the following month's executive session.

? Provide inspection information for the board packet, and work with the CAM to confirm the hearing list sent to the Board Liaison at least 7 days before each executive session.

Violations & Closures

? Enter violations in Vantaca on the company phone with photos and step them to the assigned CAM. Non-compliance letters and hearing notices are issued under the Association's adopted fine and penalty policy.

? Do not close any compliance item in Vantaca without the Board Liaison's approval by email.

? Keep complete records and photos so files can be compiled for the Association's general counsel if a dispute goes to legal.

Outside the Scope of Routine Inspections

? Design review (ARC) inspections, night or weekend compliance inspections, and any inspection requiring specialized training or licensure are not part of routine inspections. They are performed only when requested by the Board and approved by Terra West management as an additional service.

? All Foothills correspondence follows Terra West's communication and approval protocols and routes through the assigned Terra West staff.

QUALIFICATIONS

Required

? High school diploma or equivalent.

? Valid Nevada driver's license, reliable personal vehicle, and current auto insurance.

? Comfortable using Vantaca (or willing to be trained) on both a desktop computer and a mobile phone, including entering violations and stepping action items through the violation process.

? Solid computer and smartphone skills for photographs, mapping, data entry, and email.

? Strong attention to detail, organization, and written communication.

? Self-directed: able to plan and manage their own weekly inspection schedule across multiple communities and meet all assigned inspection cycles without day-to-day supervision.

Preferred

? Prior experience in HOA inspections, community association management, property management, or code enforcement.

? Prior hands-on experience with Vantaca or similar association management software.

? Familiarity with CC&Rs, architectural guidelines, and NRS Chapter 116.

? Knowledge of the Reno, Sparks, Sun Valley, and Carson City areas.

WORKING CONDITIONS & PHYSICAL REQUIREMENTS

? Primarily field-based, with a significant amount of daily driving between communities across the Reno office portfolio, plus time in the Reno office.

? Extensive walking, including a weekly sectioned walk of the Foothills at Wingfield walking path system and walking inspections of lots and common areas.

? Walking for extended periods on varied terrain and in northern Nevada weather conditions, including heat, cold, wind, and snow. On paved and unpaved paths or unlevel terrain.

? Ability to stand, bend, and climb stairs, and to lift up to 25 pounds.

COMPENSATION

? Pay: $21.00–$24.00 per hour, depending on experience; full-time.

? Travel: Gas reimbursement for travel to and between inspection sites, per Terra West policy.

? Equipment: Company-issued phone for Vantaca field inspections.

Job Specifications:

• Experience in HOA inspections preferred
• Microsoft computer skills and tablet skills required
• Must have reliable transportation and be willing to use personal vehicle to perform job duties (may include up to 75 miles per day; mileage compensation is provided)
• Must possess a valid NV driver’s license, vehicle insurance and valid registration
• Must adhere to Company Driving & Insurance Policy
• Be willing to work some nights and weekends as required
• Must be willing and able to walk for an extended period of time in any weather conditions including intense summer heat. Walking inspections could include 5+ miles per day and up to 8 hours per day outside

Work Posture Requirements:

• Sitting: Occasionally
• Standing: Constantly
• Walking: Constantly
• Driving: Constantly
• Bending (from waist): Frequently
• Crouching (squat): Occasionally
• Kneeling: Rarely
• Crawling: N/A
• Climbing (stairs): Rarely
• Climbing (ladder): N/A
• Twisting: N/A
• Reaching: Rarely
• Wrist Motion: Rarely

Carrying Requirements:

• Items Carried: None
• Distance: None
• Times Per Day: N/A
• Maximum Weight: N/A

Moving/Lifting Requirements:

• Items Moved/Lifted: None
• Times Per Day: N/A
• Maximum Weight: N/A

Moving/Lifting Levels/Heights:

• Floor: N/A
• Knee: N/A
• Waist: N/A
• Chest: N/A
• Overhead: N/A

Push/Pull Requirements:

• Item Name: None Frequency: N/A

Environmental Conditions:

• Inside/Outside: Yes
• Hot/Cold Temperatures: Yes
• Wet: Yes
• Noise: Yes
• Power Equipment: No
• Traffic Hazards: Yes
• Chemical Hazards: No
• Heights: No
• Dust: No
• Close Quarters: No
• Fumes/Odors: No

EEO/Drug Free Workplace