Nevada Lease Agreement

 

Understanding Nevada Lease Agreement Requirements

State Legal Framework

Nevada landlord tenant law provides the foundation for all residential rental agreements in the state. Nevada Revised Statutes Chapter 118A establishes comprehensive rights and responsibilities for both parties. Nevada has strengthened tenant protections significantly in recent years, including limitations on late fees, enhanced disclosure requirements, and summary eviction reforms. The state does not impose rent control at the state level, though local jurisdictions may enact certain tenant protections. The Nevada rental lease agreement becomes enforceable when both parties sign the document, creating mutual obligations that govern the entire landlord-tenant relationship under Nevada Revised Statutes.

Written Agreement Standards

Nevada does not legally require written lease agreements for tenancies under one year. However, creating a written residential lease agreement Nevada landlords can reference provides clear documentation and legal protection. Written agreements prevent disputes by establishing explicit terms both parties acknowledge and accept.

Essential Elements of a Nevada Lease Agreement

Parties and Property Identification

Complete Party Information Every Nevada lease agreement template should identify all parties involved in the rental arrangement. Required information includes:

• Full legal names of all landlords or property managers
• Full legal names of all adult tenants
• Complete property address including unit numbers
• Legal property description when applicable

Accurate identification prevents confusion about who holds rights and responsibilities under the agreement.

Lease Term and Duration

Fixed-Term Agreements Fixed-term leases establish specific start and end dates for tenancies. Most Nevada rental contracts run for 12-month periods, though landlords can create agreements for any duration. Fixed-term leases provide stability for both parties and establish clear expectations about tenancy length.

Month-to-Month Arrangements Month-to-month rental agreements offer flexibility for landlords and tenants who prefer shorter commitments. These arrangements automatically renew each month until either party provides proper termination notice. Nevada requires 30 days written notice to terminate month-to-month tenancies.

Rent Payment Terms

Payment Obligations Nevada lease agreements must clearly state rent payment requirements including:

• Monthly rent amount
• Payment due date
• Accepted payment methods
• Where tenants should submit payments
• Grace period provisions

Nevada law provides tenants a grace period before late fees can be assessed. Rent paid within three calendar days of the due date cannot be subject to late fees if rent is due on a day other than a banking day.

Late Fee Provisions Nevada strictly limits late fees to 5% of the periodic rent amount. Late fees exceeding this statutory cap are unenforceable. Late fee policies should appear clearly in the rental agreement Nevada tenants receive.

Security Deposit Requirements in Nevada

Deposit Limits and Handling

Statutory Cap Nevada limits security deposits to three months rent. This cap applies to the total security deposit collected regardless of property value or rental amount.

No Separate Account Requirements Nevada does not require landlords to hold security deposits in separate escrow accounts or pay interest on deposited funds. Landlords have flexibility in managing deposit funds while maintaining proper records.

Move-In Inspection

Nevada requires landlords to conduct a move-in inspection. Landlords must:

• Provide a written checklist of the condition of the premises
• Allow the tenant to inspect the unit before occupancy
• Document any existing damage or deficiencies
• Both parties should sign the checklist

This inspection protects both parties during security deposit disputes at move-out.

Return Procedures

30-Day Timeline Nevada landlords must return security deposits within 30 days after tenants vacate properties. This timeline applies to both the deposit return and required itemized statements of deductions.

Itemization Requirements If landlords withhold any portion of the deposit, they must provide a written itemized statement of deductions accounting for:

• Each item of damage claimed
• Estimated or actual cost of repairs
• Any unpaid rent or charges

Allowable Deductions Landlords can deduct from security deposits for:

• Unpaid rent
• Damage beyond normal wear and tear
• Costs to restore property to move-in condition
• Cleaning costs if not left in same condition
• Unpaid utility charges
• Other charges authorized in the lease agreement

Providing itemized deduction statements with remaining deposit balances prevents tenant disputes and potential legal claims.

Wrongful Withholding Penalties

Nevada imposes penalties on landlords who wrongfully withhold security deposits. Landlords who fail to return deposits or provide proper itemization within 30 days may be liable for the full deposit amount. If the landlord acts in bad faith, the tenant may recover the deposit wrongfully withheld plus damages.

Required Disclosures for Nevada Rental Agreements

Lead-Based Paint Disclosure

Federal law mandates lead-based paint disclosures for all rental properties built before 1978. Nevada landlords must provide:

• Written disclosure of known lead-based paint presence
• EPA pamphlet “Protect Your Family from Lead in Your Home”
• Ten-day opportunity for lead inspection
• Signed acknowledgment of disclosure receipt

Failure to provide proper lead disclosures exposes landlords to significant federal penalties.

Owner/Manager Disclosure

Nevada requires landlords to disclose:

• Name and address of the property owner
• Name and address of any person authorized to manage the property
• Name and address of person authorized to receive notices and demands
• Name and address of person authorized to receive legal process

This information must be provided to tenants at or before the beginning of the tenancy.

Move-In Checklist Disclosure

Nevada requires landlords to provide a written move-in checklist documenting the condition of the rental unit. The checklist must:

• Be provided before or at the commencement of the tenancy
• Detail the condition of the premises
• Be signed by both parties
• Document existing damage

Nuisance and Foreclosure Disclosure

Nevada requires landlords to disclose:

• Whether the property has been the subject of any nuisance or drug-related activity
• Whether the property is subject to foreclosure proceedings

Lease Terms Summary

Nevada requires landlords to provide tenants with a summary or copy of certain lease terms, including:

• Terms regarding the payment of rent
• Late fee provisions
• Security deposit information
• Maintenance responsibilities

Domestic Violence Victim Protections Disclosure

Nevada requires landlords to include information about domestic violence victim protections, including:

• Rights to terminate lease early
• Rights to change locks
• Confidentiality protections

Mold Disclosure

Nevada does not mandate specific mold disclosures. However, landlords should consider:

• Disclosing known mold problems as a best practice
• Addressing mold prevention in lease terms
• Responding promptly to tenant mold reports

Bed Bug Disclosure

Nevada does not require specific bed bug disclosures. Best practices include:

• Disclosing known infestation history
• Establishing reporting procedures in lease terms
• Clarifying treatment responsibilities

Landlord and Tenant Rights Under Nevada Law

Landlord Obligations

Warranty of Habitability Nevada imposes implied warranty of habitability requirements on landlords. Required maintenance includes:

• Compliance with building and housing codes materially affecting health and safety
• Making all repairs necessary to keep premises fit and habitable
• Keeping common areas clean and safe
• Maintaining electrical, plumbing, sanitary, heating, ventilating, and air conditioning systems
• Providing running water and reasonable amounts of hot water
• Providing adequate cooling (air conditioning required in Clark County during certain months)
• Maintaining working smoke detectors and carbon monoxide detectors
• Providing garbage receptacles and arranging for removal
• Extermination of pest infestations (including bed bugs)
• Maintaining weathertight conditions
• Providing secure locks on doors and windows

Landlords must make reasonable efforts to complete repairs within 14 days after receiving written notice from tenants, or within 48 hours for emergencies affecting health or safety.

Property Access Rights Nevada requires landlords to provide at least 24 hours advance notice before entering rental properties. Entry must occur at reasonable times for legitimate purposes including:

• Inspections
• Repairs and maintenance
• Showing property to prospective tenants, buyers, or lenders
• Emergencies (no notice required)

Landlords cannot abuse the right of access or use it to harass tenants.

Tenant Responsibilities

Property Care Standards Tenants must maintain rental units according to Nevada statutory requirements including:

• Keeping the property clean and sanitary
• Using electrical, plumbing, heating, and other systems properly
• Disposing of garbage in a clean and sanitary manner
• Not deliberately or negligently destroying property
• Not disturbing neighbors’ peaceful enjoyment
• Complying with housing and building codes
• Allowing reasonable landlord access with proper notice
• Maintaining smoke and carbon monoxide detectors (battery replacement)

Lease Termination and Eviction Procedures

Voluntary Termination

Notice Requirements Nevada termination notice requirements depend on lease type:

• Fixed-term leases end automatically on specified dates
• Month-to-month tenancies require 30 days written notice
• Week-to-week tenancies require 7 days written notice

Including clear termination procedures in lease agreements prevents misunderstandings about proper notice protocols.

Rent Increases

Nevada requires landlords to provide at least 45 days written notice before increasing rent for periodic tenancies. This notice requirement applies to month-to-month and other periodic tenancies.

Eviction Processes

Nevada uses summary eviction and unlawful detainer proceedings for evictions.

Nonpayment of Rent Nevada landlords can begin eviction proceedings when tenants fail to pay rent. The process requires:

• Seven-day notice to pay rent or quit (judicial eviction)
• Five-day notice for summary eviction procedure
• Filing appropriate court action if tenant fails to comply
• Court hearing and judgment
• Order of removal for physical eviction

Lease Violations Landlords can pursue eviction for material lease violations. Nevada requires:

• Five-day notice to cure for correctable violations (summary eviction)
• If violation is not cured, eviction may proceed
• Court filing and proceedings

No-Cause Termination For periodic tenancies without cause:

• 30 days written notice for month-to-month
• Court filing if tenant fails to vacate

Retaliatory Eviction Protections

Nevada prohibits retaliatory evictions. Landlords cannot evict or retaliate against tenants for:

• Complaining about code violations to authorities
• Exercising legal rights under landlord-tenant law
• Participating in tenant organizations
• Reporting landlord misconduct

Retaliatory actions within six months of protected activity are presumed retaliatory.

Creating an Effective Nevada Lease Agreement

Documentation Best Practices

Comprehensive Terms Strong Nevada lease agreements include provisions addressing:

• Pet policies and deposits (within statutory limits)
• Guest and occupancy limits
• Maintenance responsibilities
• Utility payment assignments
• Parking and storage rules
• Noise and conduct standards
• Renewal and termination procedures
• Entry notice procedures
• Pool and amenity usage
• Air conditioning maintenance (especially in Southern Nevada)
• Move-in checklist acknowledgment
• Late fee provisions (5% maximum)

Professional Templates Using a Nevada lease agreement template ensures contracts include all legally required elements and disclosures. Given Nevada’s specific disclosure requirements and late fee limitations, professional templates help landlords maintain compliance.

Tenant Screening Integration

Application Procedures Thorough tenant screening before lease signing helps landlords select reliable tenants. Screening should include:

• Credit history review
• Employment and income verification
• Rental history and references
• Background checks where permitted

Nevada does not prohibit source of income discrimination statewide, though some local jurisdictions may have protections. Documenting screening criteria and applying standards consistently protects landlords from discrimination claims.

Nevada-Specific Considerations

Las Vegas Valley Market

The Las Vegas metropolitan area dominates Nevada’s rental market:

• Clark County contains most of Nevada’s population
• High rental demand from tourism and gaming workforce
• Significant investor-owned rental properties
• HOA-heavy communities
• Pool maintenance considerations
• Extreme summer heat affecting habitability (AC requirements)
• Short-term rental regulations

Reno-Sparks Area

Northern Nevada presents distinct rental considerations:

• University of Nevada, Reno student market
• Growing tech industry employment
• Tesla Gigafactory workforce housing
• Four-season weather unlike Southern Nevada
• Winter weather provisions needed
• Warehouse and logistics employment growth

Desert Climate Considerations

Nevada’s extreme climate creates unique rental considerations:

• Air conditioning requirements and maintenance (especially Southern Nevada)
• Clark County requires functioning AC during summer months
• Pool and landscaping maintenance
• Water conservation requirements
• Extreme heat emergency provisions
• Desert landscaping and xeriscaping rules

Short-Term and Vacation Rentals

Nevada regulates short-term rentals:

• Clark County (Las Vegas) short-term rental regulations
• Business license requirements
• Tax collection obligations
• HOA restrictions on short-term rentals
• Neighbor notification in some areas
• Platform registration requirements

Gaming Industry Workforce

Nevada’s gaming industry affects rental markets:

• Shift worker housing needs
• Furnished rental demand
• Tip-based income verification challenges
• High turnover in some segments
• Resort corridor rental premiums

College Town Rentals

Nevada has college student rental markets:

• University of Nevada, Las Vegas (UNLV)
• University of Nevada, Reno (UNR)
• College of Southern Nevada
• Nevada State College

Landlords in college areas should consider:

• Academic year lease terms
• Parental guarantor requirements
• Move-in/move-out timing around semesters
• Multiple roommate arrangements
• Summer subletting provisions

Military Tenant Considerations

Nevada’s military installations require understanding:

• Servicemembers Civil Relief Act (SCRA) protections
• Lease termination rights upon deployment or PCS orders
• Nellis Air Force Base tenant considerations
• Creech Air Force Base housing
• Nevada National Guard activations
• Eviction protections during active duty

HOA-Governed Properties

Many Nevada rentals occur within homeowner associations:

• Association approval requirements common
• Tenant compliance with CC&Rs required
• Rental restrictions and caps in many communities
• Application processes and fees
• Pool and amenity access rules
• Parking regulations
• Landscaping requirements

Nevada has strong HOA laws landlords must understand.

Manufactured Housing

Nevada has manufactured housing inventory:

• Specific requirements for mobile home parks
• Lot rental agreement distinctions
• Community rules and enforcement
• Title and registration requirements
• Extreme heat considerations for manufactured homes
• Nevada Manufactured Housing Division regulations

Water Rights and Conservation

Nevada’s water scarcity affects rentals:

• Water conservation requirements
• Landscaping restrictions
• Pool filling and maintenance regulations
• Southern Nevada Water Authority rules
• Tenant water usage provisions

Mining and Rural Community Housing

Rural Nevada presents unique considerations:

• Mining industry workforce housing
• Remote property access
• Well water and septic system disclosures
• Limited rental inventory in rural areas
• Seasonal employment patterns

Domestic Violence Protections

Nevada provides specific protections for domestic violence victims:

• Right to terminate lease early with documentation
• Right to change locks
• Landlord confidentiality requirements
• Cannot be penalized for calling law enforcement

Landlords must include disclosure of these rights in lease agreements.

Cannabis Considerations

Nevada’s recreational cannabis legalization affects rental properties:

• Landlords can prohibit cannabis use in lease agreements
• Smoking restrictions apply to cannabis consumption
• Growing cannabis may be restricted or prohibited
• Dispensary proximity considerations
• Federal housing programs maintain cannabis prohibitions

Security Deposit

TOPIC	RULE
Security Deposit Maximum:	3x monthly rent Nev. Rev. Stat. § 118A.242(1)
Security Deposit Interest:	No statute
Separate Security Deposit Bank Account:	No statute
Non-refundable fees:	The lease agreement must state if there’s any nonrefundable fees, such as a cleaning fee. Nev. Rev. Stat. § 118A.242(8)
Pet Deposits and Additional Fees:	No statute. Combined fees cannot exceed 3x monthly rent. Nev. Rev. Stat. § 118A.242(1)
Deadline for Returning Security Deposit:	30 days
Permitted Uses of the Deposit:	Rent, damages beyond regular wear and tear, and reasonable cleaning costs. Nev. Rev. Stat. § 118A.242(4)
Security Deposit can be Withheld:	Yes Nev. Rev. Stat. § 118A.242(4)
Require Written Description/Itemized List of Damages and Charges:	Yes Nev. Rev. Stat. § 118A.242(4)
Receipt of Security Deposit:	No statute
Record Keeping of Deposit Withholdings:	No statute
Failure to Comply:	Landlord may be liable to tenant for the entire security deposit and a sum fixed by the court. Nev. Rev. Stat. § 118A.242(6)(a)(b)

Lease, Rent & Fees

TOPIC	RULE
Rent is Due:	At the beginning of the month or term if less than a month unless otherwise stated in the rental agreement.
Payment Methods:	No statute
Rent Increase Notice:	60-day notice. If periodic tenancy is less than 1 month, a 30-day notice. Nev. Rev. Stat. § 118A.300
Late Fees:	No statute. However, it’s common practice to state any late fees in the lease agreement.
Application Fees:	No statute
Prepaid Rent:	No statute
Returned Check Fees:	3x the amount of check. No less than $100 and not to exceed $500. Nev. Rev. Stat. § 41.620(1)(b)
Tenant Allowed to Withhold Rent for Failure to Provide Essential Services (Water, Heat, etc.):	Yes. Notice must be given to the landlord and the landlord has 14 days to remedy. Nev. Rev. Stat. § 118A.355(1)(d)
Tenant Allowed to Repair and Deduct Rent:	Yes. Notice must be given to the landlord and the landlord has 14 days to remedy. Nev. Rev. Stat. § 118A.355(1)(d)
Self-Help Evictions:	Not allowed Nev. Rev. Stat. § 118A.390
Landlord Allowed to Recover Court and Attorney’s Fees:	No statute
Landlord Must Make a Reasonable Attempt to Mitigate Damages to Lessee, including an Attempt to Re-rent:	Yes Nev. Rev. Stat. § 118.175

Notices and Entry

TOPIC	RULE
Notice to Terminate Tenancy:	No specific statute for fixed tenancies because they simply finishd on the end date.
Notice to Terminate a Periodic Lease – Week-to-week:	7-day notice Nev. Rev. Stat. § 40.251(1)(a)(1)
Notice to Terminate a Periodic Lease – Month-to-Month:	30-day notice Nev. Rev. Stat. § 40.251(1)(a)(2)
Notice to Terminate Lease due to Sale of Property:	No statute
Notice of date/time of Move-Out Inspection:	No statute
Notice of Termination for Nonpayment:	5 days for commercial property. 7 days for real property other than commercial. Nev. Rev. Stat. § 40.2512(1)(a)(b)
Notice for Lease Violation:	5 day notice. Nev. Rev. Stat. § 40.2516
Required Notice before Entry:	24-hour notice Nev. Rev. Stat. § 118A.330(3)
Entry Allowed with Notice for Maintenance and Repairs:	Yes Nev. Rev. Stat. § 118A.330(1)(b)(3)
Emergency Entry Allowed without Notice:	Yes Nev. Rev. Stat. § 118A.330(2)
Entry Allowed During Tenant’s Extended Absence:	Yes Nev. Rev. Stat. § 118A.330(4)(b)
Entry Allowed with Notice for Showing the Property:	Yes
Notice to Tenants for Pesticide Use:	No statute
Lockouts Allowed:	Not allowed Nev. Rev. Stat. § 118A.390
Utility Shut-offs Allowed:	Not allowed Nev. Rev. Stat. § 118A.390
Electronic Notices Allowed:	No statute

Disclosures

• Name and Addresses: Disclose the name and address of landlord or authorized agent. (Nev. Rev. Stat. § 118A.260)
• Copy of the Lease: Tenants must be given a written lease. (Nev. Rev. Stat. § 118A.200)
• Domestic Violence Situations: Lease can be broken with appropriate documentation. (Nev. Rev. Stat. § 118A.345)

Duties

Landlord’s Duties

• Compliance: Must comply with health and safety codes. (Nev. Rev. Stat. § 118A.290)
• Repairs: Maintain premises in habitable condition. (Nev. Rev. Stat. § 118A.290)
• Common Areas: Keep clean and safe. (Nev. Rev. Stat. § 118A.290)
• Maintenance: Working systems and facilities. (Nev. Rev. Stat. § 118A.290)
• Garbage: Provide trash containers. (Nev. Rev. Stat. § 118A.290)

Tenant’s Duties

• Cleanliness: Maintain rental unit. (Nev. Rev. Stat. § 118A.310)
• Trash: Dispose of waste properly. (Nev. Rev. Stat. § 118A.310)
• Plumbing: Keep fixtures clean. (Nev. Rev. Stat. § 118A.310)
• Appliances: Use responsibly. (Nev. Rev. Stat. § 118A.310)
• Damage: No damage or abuse. (Nev. Rev. Stat. § 118A.310)
• Quiet Enjoyment: Avoid excessive noise. (Common law)
• Subleasing: Follow lease terms. (Lease-specific)
• Retaliation: Not permitted. (Nev. Rev. Stat. § 118A.510)
• Lead Disclosure: Federal requirement.

By Type (19)

Protecting Your Nevada Rental Investment

A well-drafted Nevada rental lease agreement forms the foundation of successful property management. Given Nevada’s specific late fee limitations, disclosure requirements, and climate considerations, comprehensive documentation becomes essential. Clear terms addressing air conditioning maintenance, HOA compliance, and move-in inspection procedures protect both landlord and tenant interests.

RocketRent provides Nevada lease agreement templates designed to meet state requirements and protect landlord investments. Our platform streamlines property management with integrated tools for lease creation, rent collection, and tenant screening. Create your Nevada rental lease agreement today and manage your properties with confidence.