Nevada Residential Lease Agreement

Important Information for Nevada Landlords

Nevada Rental Law Highlights

Security Deposits (Nev. Rev. Stat. § 118A.242)

• Maximum Amount: Three months’ rent (Nev. Rev. Stat. § 118A.242(1))
• Return Timeline: 30 days after tenant vacates (Nev. Rev. Stat. § 118A.242(4))
• Itemized Statement: Required if any deductions are made
• Interest Required: No statutory requirement to pay interest
• Move-In Inspection: Strongly recommended to document condition
• Normal Wear and Tear: Cannot deduct for ordinary deterioration
• Penalties: Actual damages if wrongfully withheld; tenant may recover deposit (Nev. Rev. Stat. § 118A.244)

Rent and Rent Increases (Nev. Rev. Stat. § 118A.300, 118A.305)

• Grace Period: No statutory grace period required
• Late Fees: Must be reasonable; typically stated in lease
• NSF Fee: Maximum $25 for first occurrence (Nev. Rev. Stat. § 104.3512)
• Rent Increase Notice: 45 days for month-to-month (Nev. Rev. Stat. § 118A.300) if less than 5% increase; 60 days if 5% or more
• Fixed Term: Cannot increase rent during lease term unless specified
• Rent Control: Nevada prohibits rent control (Nev. Rev. Stat. § 118B.260)

Required Disclosures (Nev. Rev. Stat. § 118A.200, 118A.275)

• Lead paint disclosure (pre-1978 properties) – Federal requirement
• Landlord’s or authorized agent’s name and address (Nev. Rev. Stat. § 118A.200(1))
• Move-in condition documentation (strongly recommended)
• Bedbug disclosure if history exists (Nev. Rev. Stat. § 118A.355)
• Smoke detector and carbon monoxide detector information
• Any known defects or issues with the property

Eviction and Termination (Nev. Rev. Stat. § 40.253, 40.251)

• 5-Day Notice: For nonpayment of rent (Nev. Rev. Stat. § 40.253) – one of shortest in nation
• 5-Day Notice: For lease violations (Nev. Rev. Stat. § 40.2514)
• 30-Day Notice: To terminate month-to-month tenancy (Nev. Rev. Stat. § 40.251)
• No-Cause Eviction: Allowed with proper notice
• Court Process Required: Must file summary eviction or formal eviction
• No Self-Help: Lockouts and utility shutoffs are illegal (Nev. Rev. Stat. § 118A.390, 118A.480)

Landlord Obligations (Nev. Rev. Stat. § 118A.290)

• Habitability: Must maintain premises in fit and habitable condition (Nev. Rev. Stat. § 118A.290)
• Essential Services: Heat, water, hot water, electricity must be functional
• Compliance: Must comply with applicable building and housing codes (Nev. Rev. Stat. § 118A.290)
• Structural Integrity: Maintain in safe condition
• Smoke Detectors: Required in all dwelling units (Nev. Rev. Stat. § 477.030)
• Carbon Monoxide Detectors: Required in units with fuel-burning appliances (Nev. Rev. Stat. § 477.033)
• Common Areas: Keep clean and in good repair
• Repairs: Make necessary repairs within reasonable time

Entry Requirements (Nev. Rev. Stat. § 118A.330)

• Notice Required: 24 hours’ notice required (Nev. Rev. Stat. § 118A.330)
• Reasonable Times: Entry during reasonable hours only
• Emergency Exception: May enter without notice in emergency
• Permitted Purposes: Inspection, repairs, showing to buyers/tenants

Tenant Rights and Protections (Nev. Rev. Stat. § 118A.350, 118A.510)

• Quiet Enjoyment: Right to peaceful possession without interference
• Privacy Rights: Right to 24 hours’ notice before entry
• Security Deposit Protection: 30-day return with itemization
• Repair Rights: Limited statutory repair remedies (Nev. Rev. Stat. § 118A.350)
• Retaliation Protection: Protections against retaliation (Nev. Rev. Stat. § 118A.510)
• Military Service: SCRA protections for active duty members

Nevada-Specific Considerations

Three Months’ Rent Security Deposit Maximum (Nev. Rev. Stat. § 118A.242(1))

• Maximum security deposit is three months’ rent
• Higher than most states (typically 1-2 months)
• Provides landlords more security
• Pet deposits count toward this maximum
• 30-day return period

5-Day Eviction Notices (Nev. Rev. Stat. § 40.253, 40.2514)

• 5 days notice for both nonpayment and violations
• One of shortest notice periods in the nation
• No right to cure for nonpayment (tenant must vacate or pay)
• Very landlord-friendly eviction process
• Summary eviction process available

45/60-Day Rent Increase Notice (Nev. Rev. Stat. § 118A.300)

• 45 days notice if increase is less than 5%
• 60 days notice if increase is 5% or more
• Tiered notice system based on increase amount
• Longer than many states (30 days typical)
• Applies to month-to-month tenancies

$25 NSF Fee Maximum (Nev. Rev. Stat. § 104.3512)

• Maximum $25 for first returned check
• Statutory limit on NSF fees
• Lower than many states

Rent Control Prohibition (Nev. Rev. Stat. § 118B.260)

• Nevada prohibits rent control statewide
• Local governments cannot enact rent control
• Market-based pricing encouraged
• Landlord-friendly legal framework

Bedbug Disclosure (Nev. Rev. Stat. § 118A.355)

• Must disclose bedbug infestation history
• Required disclosure if known
• Specific statutory requirement

Fair Housing Requirements

Best Practices for Nevada Landlords

• Use comprehensive written leases for all tenancies
• Conduct thorough move-in and move-out inspections with photos
• Limit security deposits to three months’ rent (required by law)
• Return deposits within 30 days with itemization (required by law)
• Provide 24 hours’ notice before entry (required by law)
• Provide 45/60 days notice for rent increases (required by law)
• Limit NSF fees to $25 (required by law)
• Disclose bedbug history if applicable (required by law)
• Provide landlord’s name and address (required by law)
• Keep detailed records of all transactions and communications
• Respond promptly to repair requests
• Maintain property to comply with housing codes
• Install and maintain working smoke and CO detectors
• Never use self-help eviction methods
• Follow proper court procedures for evictions

Nevada Climate Considerations

• Desert Climate: Hot, dry summers; mild winters
• Extreme Heat: Summer temperatures regularly exceed 105°F
• Low Humidity: Very dry climate year-round
• Temperature Range: 30°F to 115°F+ typical range
• Air Conditioning Critical: A/C essential for habitability in summer
• Water Scarcity: Conservation important; drought concerns

Las Vegas and Urban Area Considerations

• Local Ordinances: Additional requirements in cities
• Rental Registration: Some jurisdictions may require registration
• Certificate of Occupancy: May be required in some jurisdictions
• Short-Term Rentals: Special regulations in tourist areas
• HOA Requirements: Many properties subject to HOA rules

Rural Property Considerations

• Well Water: Landlord typically maintains well system
• Septic Systems: Clarify maintenance responsibilities
• Propane: Specify who pays and maintains
• Private Roads: Specify maintenance responsibilities
• Distance to Services: Remote locations; specify emergency procedures

Resources

• Nev. Rev. Stat. – Title 10, Chapter 118A (Landlord and Tenant: Dwellings)
• Nevada Real Estate Division
• Nevada Legal Services
• Justice Courts (for summary eviction proceedings)
• Nevada Apartment Association