Free Nevada Landlord Forms
Every Nevada landlord form we publish, organised by the stage of the tenancy it belongs to, each one paired with the Nevada Revised Statutes section and the deadline that triggers it — starting with the counting rule that decides whether your notice was valid.
Every form linked on this page is free, fillable in your browser, and downloadable as a PDF with no account, no membership and no paywall. Nevada tenancies run on NRS chapter 118A for the substantive rules and NRS chapter 40 for eviction procedure — and Nevada is the state where the arithmetic of counting days, and the question of who files first, matter more than the wording of the form itself.
The short version
- Nonpayment of rent — until the close of business on the seventh JUDICIAL day after the day of service, NRS 40.253(1)(a). Judicial days are not calendar days.
- No second notice is required for unpaid rent. The two-notice structure applies to the no-cause, lease-violation and nuisance tracks — not to rent.
- Lease violation — five days to perform or surrender, then a five-judicial-day summary eviction notice.
- No-cause — thirty days for a month-to-month tenancy, seven for week-to-week, five for a tenancy at will.
- The tenant files first. Nevada’s summary eviction puts the burden on the tenant to file a contesting affidavit — the defining feature of the state’s procedure.
- Security deposit — capped at three months’ rent, and the cap includes any surety bond and any last month’s rent.
- Late fees — capped at five per cent of the periodic rent, and not chargeable until at least three days after rent was due.
Five Days or Seven? The Nevada Question Nobody Answers Properly
We publish both a five-day and a seven-day pay-or-quit notice for Nevada, and the reason is that both are real, and they are not interchangeable. Almost no page on the Nevada results explains which is which, so here it is plainly.
| Which notice | Period | When it applies |
|---|---|---|
| Seven-day pay-or-quit | Until the close of business on the seventh judicial day following the day of service | The standard residential case, NRS 40.253(1)(a) |
| Four-day alternative | Until noon of the fourth full day | Only where rent is reserved by a period of one week or less and the tenancy has not continued for more than forty-five days, NRS 40.253(1)(b) |
| Five-day notice to perform or surrender | Five days after service to cure | Breach of a lease covenant other than rent, NRS 40.2516(1) |
| Five-day summary eviction notice | Close of business on the fifth judicial day after service | The second notice on the no-cause, lease-violation and nuisance tracks, NRS 40.254(1)(c)(1) |
| Three-day unconditional notice | Three days, no cure | Unlawful assignment or subletting, waste, unlawful business, nuisance, controlled-substance violations, NRS 40.2514 |
Nevada counts JUDICIAL days, not calendar days. The seven-day rent notice and the five-day summary eviction notice both run in judicial days, and the statute measures them to the close of business of the court that has jurisdiction over the matter (NRS 40.253(13)). Be careful here: the term judicial day is not defined anywhere in the Nevada Revised Statutes. The widely published rule — that it excludes the day of service, weekends and legal holidays — comes from court self-help materials and practitioner guidance, not from the code. Treat it as settled court practice rather than as statutory text, and when a holiday falls inside the window, ask the clerk of the justice court rather than counting it yourself.
The day of service has its own definition, and it is not always the day you handed over the paper. Under NRS 40.253(1) it is the day of personal delivery; where service is not personal, it is the day the notice is delivered to the sheriff or constable after posting and mailing — and if that request is made after noon, the clock starts the next day. Our Nevada eviction notice laws guide walks each track through.
The Myth of the Mandatory Second Notice
Nevada does NOT require a second notice after a seven-day pay-or-quit. This is one of the most widely repeated errors in Nevada landlord content. NRS 40.253(5)(a) says that on the tenant’s noncompliance with the notice the landlord “may apply by affidavit of complaint for eviction to the justice court” — there is no intervening step. The five-day “Notice of Unlawful Detainer” that people have in mind is genuinely required, but only on the no-cause, lease-violation and nuisance tracks under NRS 40.254(1)(c)(1), where it follows the expiry of the underlying notice. Serve an unnecessary second notice on a rent case and you have simply given away another week.
The Tenant Files First — Nevada’s Inverted Burden
In most states the landlord starts the lawsuit. In a Nevada summary eviction, the tenant does.
NRS 40.253(3)(b)(1) requires the notice itself to advise the tenant of the right to contest the matter “by filing, within the time specified… an affidavit with the court”. What happens next depends entirely on whether the tenant acts:
- If the tenant files in time and the landlord receives a file-stamped copy, the landlord “shall not provide for the nonadmittance of the tenant… by locking or otherwise” (NRS 40.253(4)). The matter goes before the court.
- If the tenant does not file, the landlord may proceed to lock out in a peaceable manner under NRS 40.253(5)(b), on an order from the court.
Two practical consequences follow. First, the notice’s content is load-bearing — a notice that fails to tell the tenant about the right to file has failed at the one job the statute assigns it. Second, the lockout runs on a tight clock: the order is posted within twenty-four hours of the sheriff or constable receiving it, and removal happens not earlier than twenty-four hours but not later than thirty-six hours after the posting.
Every Nevada Landlord Form, by Stage of the Tenancy
An alphabetical list is the least useful arrangement, because a landlord arrives knowing what has happened, not what the document is called. The index below is ordered by where you are in the tenancy.
Starting the tenancy
- Nevada residential lease agreement — the master document. Since 2025 it must state rent as a single figure representing the maximum total periodic rent including any mandatory fees, and it must identify any online-portal fee separately.
- Lead-based paint form — required by federal law, not Nevada law, for any dwelling built before 1978.
- Move-in / move-out condition checklist — Nevada expects a signed record of condition at the start of the tenancy, and it is the document that decides most deposit arguments later.
During the tenancy
- Notice to enter the property — NRS 118A.330(3), at least twenty-four hours, and entry only at reasonable times during normal business hours unless the tenant expressly agrees otherwise.
- Rent increase notice — Nevada has no rent control; the operative constraint on a month-to-month tenancy is the thirty-day period.
- Late rent notice — a courtesy reminder. Remember the three-day wait and the five per cent ceiling before any fee attaches.
When the tenant breaches
- Seven-day notice to pay rent or quit — the standard residential rent notice under NRS 40.253(1)(a).
- Five-day notice — the short-period form, used on the shorter statutory tracks described in the table above.
- Notice to cure or quit — five days to perform the covenant or surrender under NRS 40.2516(1).
- Unconditional quit notice — three days for the NRS 40.2514 grounds, where no cure right exists.
- Lease Extension Agreement
- Roommate Agreement
- Sublease Agreement
Ending the tenancy without fault
- Notice of non-renewal — the no-cause route under NRS 40.251(1). Thirty days for a month-to-month tenancy.
- Tenant notice to vacate — the tenant’s side of the same section.
After the tenant moves out
- Security deposit itemisation — the written accounting NRS 118A.242(4) requires within thirty days.
- Security deposit return letter — the covering document, delivered personally or mailed to the present or last known address.
The No-Cause Notice Has a Content Requirement Most Forms Omit
Every no-cause notice under NRS 40.251(1) “must include a statement advising the tenant of the provisions of subsections 2, 3 and 4” — the rights available to older and disabled tenants (NRS 40.251(5)). A notice that omits that statement is defective on its face, and a form downloaded from a generic template site very often omits it. This is a content mandate, not a formality.
And while we are here: the widely published claim that seniors automatically get a sixty-day no-cause notice in Nevada is wrong. NRS 40.251(2) gives the ordinary thirty days, plus a tenant-initiated written request, supported by proof, for thirty additional days. It is not automatic and it is not a flat sixty-day period. If the landlord refuses the request the tenant may petition the court, and if the petition is denied the tenant has five calendar days after entry of the denial order.
The no-cause periods themselves are set by tenancy type: week-to-week, at least seven days; all other periodic tenancies, at least thirty days; tenancy at will, at least five days; and a recreational-vehicle lot, at least five days. See our Nevada lease termination laws guide for how each is calculated.
Security Deposits: A Three-Month Cap That Counts More Than You Think
Nevada caps the residential security deposit at three months’ periodic rent — but the important word in NRS 118A.242(1) is what the cap covers.
| Rule | Value | Section |
|---|---|---|
| Cap | Three months’ periodic rent, counting the deposit plus any surety bond plus any last month’s rent together | NRS 118A.242(1) |
| Return deadline | Thirty days after termination — itemised written accounting and the balance, delivered personally or mailed to the present or last known address | NRS 118A.242(4) |
| Penalty | Damages equal to the entire deposit, plus a further sum fixed by the court up to the amount of the entire deposit — up to double exposure | NRS 118A.242(6) |
| “Nonrefundable” clauses | Void as contrary to public policy, except a reasonable nonrefundable cleaning charge | NRS 118A.242(8) |
| Interest | Not required | Verified absence across chapter 118A |
Two traps sit inside that first row. Collecting first month, last month and a deposit each equal to one month’s rent puts you exactly at the ceiling, not comfortably under it. And a surety bond, which is often sold as an alternative that sits outside the cap, does not: the statute counts it in. Our Nevada security deposit laws guide goes through the accounting requirements.
Late Fees: Five Per Cent, Three Days, and No Compounding
Nevada is one of the more prescriptive states on late charges, and all three constraints in NRS 118A.210(4) are commonly missed.
- A grace period exists by statute. For any tenancy longer than week-to-week, no late fee may be charged until at least three calendar days after the date rent is due.
- The fee must not exceed five per cent of the periodic rent. Not five per cent of the arrears — five per cent of the periodic rent.
- No compounding. The maximum “must not be increased based upon a late fee that was previously imposed”. A daily fee that stacks on top of an earlier unpaid fee is outside the statute.
One related point on rent: under NRS 40.253(11) a landlord may not refuse rent tendered after the notice on the ground that the tenant has not also paid collection costs, attorney fees or other non-rent charges. See our Nevada late fee laws guide.
What Changed in 2025
Assembly Bill 121, effective 1 October 2025, made four substantive changes that touch the paperwork directly — and they are recent enough that most Nevada form templates in circulation predate them.
| Section | What it now requires |
|---|---|
| NRS 118A.200(6) | Wherever rent is listed, it must be a single figure representing the maximum total periodic rent including any mandatory fees. Itemised add-ons quoted separately no longer satisfy the statute. |
| NRS 118A.235 (new) | On request, the landlord must give a prospective tenant a copy of the written rental agreement they would be subject to — before signing. |
| NRS 118A.303 (new) | The landlord must offer at least one method of paying rent or any fee that carries no fee for using it and requires no bank-account information. Online-portal charges are capped at the portal operator’s own fee and must be identified separately in the lease. |
| NRS 118A.306 (new) | An application fee must be refunded if the landlord rents to a different applicant and does not carry out the activity the fee was for — and no application, credit or background fee may be charged for a minor household member. |
The 2025 session also added NRS 118A.327 (tenant right to display religious or cultural items), NRS 118A.332 (a landlord key policy and employee background check, with a civil action attached) and NRS 118A.335 (a work-card requirement for certain landlord employees). Against that, no 2024 or 2026 amendment touched any NRS 118A or NRS 40 landlord-tenant section — the eviction machinery in chapter 40 was last amended in 2021.
Serving a Nevada Notice
NRS 40.280(1) sets the methods: personal delivery to the person, their agent or their attorney; or, if that person cannot be found after due diligence, posting the notice conspicuously and mailing a copy first class to the premises; or service in the manner the Nevada Rules of Civil Procedure prescribe for a summons.
Nevada has no add-days-for-mailing rule — it shifts the starting line instead. Where other states add three or five days to the period when a notice goes by post, NRS 40.253(1) changes when the clock starts: on non-personal service the count begins when the notice reaches the sheriff or constable, and the next day if the request is made after noon. And NRS 40.280(2) is emphatic that no order to remove and no writ of restitution issues without proof of due service and expiry of the statutory time. Keep the proof of service with the file.
Which Nevada Form Do I Need?
- The tenant has not paid rent. Seven-day pay-or-quit, counted in judicial days to the close of business. No second notice is needed afterwards.
- Rent is reserved weekly or shorter and the tenancy is under forty-five days. The four-day alternative, expiring at noon.
- The tenant has broken a lease term that is not rent. Five days to perform or surrender, then the five-judicial-day summary eviction notice.
- There is subletting, waste, an unlawful business, a nuisance or a controlled-substance issue. Three-day unconditional notice; no cure right.
- Nobody is at fault and you want the tenancy to end. Thirty days for month-to-month, seven for week-to-week, five for a tenancy at will — and it must carry the subsections 2, 3 and 4 statement.
- You need to get into the property. Twenty-four hours’ notice, during normal business hours.
- The tenant has moved out. Itemised accounting plus the balance within thirty days.
How to Fill Out a Nevada Seven-Day Notice
- Name every tenant and describe the premises exactly as the rental agreement does.
- State the amount of rent due and the period it covers. Do not roll late fees, utilities or collection costs into the rent figure — the statute protects a tenant who tenders rent alone.
- State the deadline as the close of business on the seventh judicial day following the day of service, rather than picking a calendar date and hoping.
- Include the notice of the right to contest by filing an affidavit with the court. This is required by NRS 40.253(3)(b)(1) and it is the part generic templates most often drop.
- Identify the court that has jurisdiction, since “close of business” is measured by that court’s hours.
- Serve it properly. Personal delivery starts the clock the same day; posting and mailing starts it when the sheriff or constable receives it, and the next day after noon.
- Keep proof of service. Without it, no order to remove issues.
- Wait for the tenant’s move. If a file-stamped affidavit arrives, do not lock anyone out — the matter is now before the court.
What Happens If the Form Is Wrong
The distinctively Nevada failure is counting calendar days. A seven-judicial-day notice served on a Wednesday before a holiday weekend does not expire the following Wednesday, and a landlord who files on the calendar date will find the affidavit of complaint rejected or the case dismissed.
The second is an incomplete notice. Because Nevada’s summary eviction depends on the tenant knowing they must file, a notice missing the right-to-contest language, or a no-cause notice missing the subsections 2, 3 and 4 statement, is defective in a way the court will notice before you do.
The third is serving a second notice on a rent case. It is not fatal, but it costs a week for nothing.
And the fourth, on the money side, is collecting first, last and a deposit without realising all three count toward the same three-month ceiling.
Court, Costs and Timetable
Evictions are heard in the justice court of the township, or the district court where jurisdiction requires it. The small claims limit is ten thousand dollars under NRS 73.010(1), which is a money jurisdiction and not a route to possession.
The affidavit of complaint for a summary eviction is a substantial document: NRS 40.253(5)(a) requires nine enumerated items, including a copy of the notice and the signed rental agreement. The no-cause equivalent under NRS 40.254(2) lists five.
On forms and fees, we publish only what we could verify. The Las Vegas Justice Court publishes its eviction notice forms by title only, with no numeric identifiers — a seven-day failure to pay rent, a five-day perform lease condition or quit, a five-day notice of unlawful detainer, seven- and thirty-day no-cause notices, and a three-day nuisance notice. Its fees, effective February 2024, are seventy-one dollars for a summary eviction complaint, two hundred and forty-six dollars for an unlawful detainer with notice served, and seventy-one dollars per defendant for a tenant answer. Those figures are Clark County only — other townships set their own. A statewide numbered form series exists, but we could not read the underlying documents, so we do not publish numbers for it.
What This Page Does Not Have
We would rather scope this honestly than promise documents we do not host. Nevada landlords also commonly want a rental application, a Nevada Association of Realtors residential lease, a sublease, a roommate agreement and a commercial lease. Those are not published here as Nevada-specific forms.
We have also not published a numeric identifier for any statewide court form, or a statutory definition of “judicial day”, because neither could be verified from a primary source. Where a widely quoted figure rests only on secondary material, we say so rather than repeating it.
Common Nevada Landlord Form Mistakes
- Counting calendar days on a seven-judicial-day notice.
- Serving a second notice after a rent notice. Not required, and it costs a week.
- Omitting the right-to-contest language that NRS 40.253(3)(b)(1) requires.
- Omitting the subsections 2, 3 and 4 statement from a no-cause notice.
- Believing older tenants get an automatic sixty days. They get thirty, plus thirty more on a supported written request.
- Treating a surety bond or last month’s rent as outside the three-month cap. Both count.
- Charging a late fee on day one, or above five per cent, or stacking it on an earlier fee.
- Refusing rent because fees are also outstanding. NRS 40.253(11) forbids it.
- Quoting rent as a base figure plus mandatory add-ons. Since October 2025 it must be a single total.
- Charging an application fee for a minor household member. Prohibited since October 2025.
- Entering outside normal business hours without express tenant agreement.
Free Fillable Forms Versus the Paid Nevada Form Sites
Nevada has an unusually law-heavy results page for what looks like a simple form query — the deepest ranking page runs to about two thousand eight hundred and fifty words and carries thirty headings, from the duty to mitigate to landlord harassment. That tells you what searchers actually want: not just a document, but confirmation that their paperwork matches a statute with genuinely specific constraints.
What none of them do is disambiguate the five-day and seven-day notices, explain the judicial-day count, or flag that no second notice is needed for rent. Those three things decide whether a Nevada filing succeeds, and they are worth more than another copy of a generic lease.
Every form linked from this page is free, fills in the browser, and downloads as a finished PDF. There is no account, no trial and no upsell attached to the documents themselves. What we ask in return is straightforward: if you are about to hand keys to someone, run the screening first, because nearly every dispute described on this page is cheaper to prevent than to litigate.
Nevada Landlord Forms: FAQ
Is the Nevada pay-or-quit notice five days or seven?
Seven judicial days in the standard residential case — the tenant has until the close of business on the seventh judicial day following the day of service, NRS 40.253(1)(a). A four-day alternative expiring at noon applies only where rent is reserved by a period of one week or less and the tenancy has not continued more than forty-five days. The five-day forms in circulation are the notice to perform or surrender and the summary eviction notice, which are different documents.
What is a judicial day in Nevada?
The statutes use the term but never define it. Court self-help materials and practitioner guidance describe it as excluding the day of service, weekends and legal holidays — treat that as court practice rather than statutory text. The deadline is measured to the close of business of the court that has jurisdiction, NRS 40.253(13).
Does Nevada require a second notice after the seven-day rent notice?
No. NRS 40.253(5)(a) allows the landlord to apply by affidavit of complaint to the justice court on the tenant’s noncompliance, with no intervening notice. The five-day notice of unlawful detainer is required only on the no-cause, lease-violation and nuisance tracks under NRS 40.254(1)(c)(1).
Who files first in a Nevada summary eviction?
The tenant. The notice must advise the tenant of the right to contest by filing an affidavit with the court. If the tenant files in time and the landlord receives a file-stamped copy, the landlord may not lock the tenant out. If the tenant does not file, the landlord may proceed peaceably on a court order. This inverted burden is Nevada’s defining procedural feature.
How much notice must a Nevada landlord give before entering?
At least twenty-four hours, and entry only at reasonable times during normal business hours unless the tenant expressly consents to shorter notice or to other hours, NRS 118A.330(3). No notice is needed in an emergency; otherwise entry is available only by court order, on abandonment or surrender, or under NRS 118A.440.
What is the security deposit cap in Nevada?
Three months’ periodic rent under NRS 118A.242(1) — and the cap covers the deposit plus any surety bond and any last month’s rent taken together, which is the part landlords most often miss.
How long does a Nevada landlord have to return a deposit?
Thirty days after termination. The landlord must deliver an itemised written accounting together with the remaining balance, personally or by mail to the tenant’s present or last known address, NRS 118A.242(4).
What is the penalty for wrongly withholding a Nevada deposit?
Damages equal to the entire security deposit, plus a further sum the court may fix up to the amount of the entire deposit — so up to double the deposit in total, NRS 118A.242(6).
Can a Nevada landlord charge a nonrefundable deposit?
Generally no — nonrefundable provisions are void as contrary to public policy under NRS 118A.242(8). The single exception is a reasonable nonrefundable cleaning charge.
What is the late fee limit in Nevada?
A late fee must not exceed five per cent of the periodic rent, and for a tenancy longer than week-to-week it cannot be charged until at least three calendar days after rent was due. The maximum also “must not be increased based upon a late fee that was previously imposed” — so fees do not compound, NRS 118A.210(4).
Do older Nevada tenants get a sixty-day no-cause notice?
No. NRS 40.251(2) gives the ordinary thirty days plus thirty additional days on a tenant-initiated written request supported by proof. It is not automatic. If the request is refused the tenant may petition the court, and on denial has five calendar days after entry of the order.
What did Nevada change in 2025?
Assembly Bill 121, effective 1 October 2025, requires rent to be stated as a single total figure including mandatory fees, requires a copy of the prospective rental agreement on request, requires at least one no-fee rent payment method that needs no bank-account information, and requires application fees to be refunded in defined circumstances while barring any application, credit or background fee for a minor household member.
Related Nevada Guides
- Nevada landlord-tenant laws — the full statutory overview.
- Nevada eviction notice laws — every track and its counting rule.
- Nevada security deposit laws — the three-month cap and the accounting.
- Nevada lease termination laws — no-cause periods by tenancy type.
- Nevada breaking lease laws — early termination and the duty to mitigate.
- Nevada rent increase laws — why Nevada has no rent control.
- Nevada late fee laws — the five per cent cap in detail.
- Nevada landlord entry laws — twenty-four hours and business hours.
- Nevada habitability laws — the fourteen-day uninhabitability route.
- Nevada pet and ESA laws — pets, deposits and assistance animals.
- Nevada tenant screening laws — background checks and application fees.
Published by Tenant Screening Background Check · Editorial Team
Established 2004. Our editorial team has spent two decades helping landlords and property managers run lawful tenant screening and follow state landlord-tenant codes across all fifty states. For this page we read NRS chapters 118A and 40 on the Nevada Legislature’s own site, on the revision reflecting the 2025 session — which is how we can say that no second notice is required for unpaid rent, and that the sixty-day senior notice everyone publishes is not what the statute says.
Screen Nevada Applicants Before They Sign
Most Nevada landlord-tenant disputes trace back to a tenant a thorough screening would have flagged. Order FCRA-ready credit, criminal and eviction reports and start every tenancy on solid ground.
Last reviewed 2026. This page is general information about Nevada landlord-tenant law, not legal advice. The 2025 session made several changes to NRS chapter 118A that most templates in circulation predate, and the term “judicial day” is not defined by statute. Court fees and form titles vary by township. Confirm the current requirements with the clerk of your justice court or with a Nevada attorney before you serve a notice or file a case.
