Nevada Rental Laws

Written on November 19, 2012 by , updated on October 30, 2017

State Flag of NevadaThis article summarizes some key Nevada Landlord-Tenant laws applicable to residential rental units.

We’ve used the Official State Statutes and other online sources cited below to research this information and it should be a good starting point in learning about the law.

With that said, our summary is not intended to be exhaustive or a substitute for qualified legal advice. Laws and statutes are always subject to change, and may even vary from county to county or city to city.

You are responsible for performing your own research and complying with all laws applicable to your unique situation.

If you have legal questions or concerns, we recommend consulting with the appropriate government agencies and/or a qualified lawyer in your area. Your local or state bar association may have a referral service that can help you find a lawyer with experience in landlord-tenant law.

Nevada has not adopted the Uniform Residential Landlord & Tenant Act (URLTA).

Official Rules and Regulations


Security Deposit:

  • Security Deposit Maximum: equal to 3 months of rent (NRS 118A.242(1))
  • Security Deposit Interest: No Statute
  • Separate Security Deposit Bank Account: No Statute
  • Pet Deposits and Additional Fees: No Statute
  • Non-Refundable Fees: Landlord must disclose and explain any non-refundable fees (which are allowed for cleaning) in the lease agreement. (NRS 118A.242(8))
  • Deadline for Returning Security Deposit: 30 days after lease termination/Tenant moves out (NRS 118A.242(4)(5))
  • Require Written Description / Itemized List of Damages and Charges: Yes (NRS 118A.242(4)(5))
  • Record Keeping of Deposit Withholdings: No Statute

Lease, Rent & Fees:

  • Rent Increase Notice: 45 days or, in the case of any periodic tenancy of less than 1 month, 15 days in advance of the first rental payment to be increased (NRS 118A.300)
  • Late Fees: No Statute
  • Prepaid Rent: No Statute
  • Returned Check Fees: No Statute
  • Tenant Allowed to Withhold Rent for Failure to Provide Essential Services (Water, Heat, etc.): Yes (NRS 118.355)
  • Tenant Allowed to Repair and Deduct Rent: Yes (NRS 118.355)
  • Landlord Allow to Recover Court and Attorney’s Fees: No Statute
  • Landlord Must Make a Reasonable Attempt to Mitigate Damages to Lessee, including an Attempt to Rerent: Yes (NRS 118.175)
  • Hold-over converts to Month-to-Month: Yes, unless tenant pays weekly, then it converts to Week-to-Week

Notices and Entry:

  • Notice to Terminate a Lease – Yearly Lease: No Statute
  • Notice to Terminate a Lease – Month-to-Month: 30 days (NRS 40.251)
  • Notice to Terminate a Lease – Week-to-week: 7 days (NRS 40.251)
  • Notice of date/time of Move-Out Inspection: No Statute
  • Eviction Notice for Nonpayment: 5 days (NRS 40.2512)
  • Eviction Notice for Lease Violation: 5 days, but must fix the issue within the first 3 days or Landlord can file for eviction. (NRS 40.2514NRS 40.2516)
  • Required Notice before Entry: 24 hours (NRS 118A.330)
  • Entry Allowed with Notice for Maintenance and Repairs (non-emergency): 24 hours (NRS 118A.330)
  • Entry Allowed During Tenant’s Extended Absence: No Statute
  • Notice to Tenants for Pesticide Use: No Statute
  • Emergency Entry Allowed without Notice: Yes (NRS 118A.330)
  • Lockouts Allowed: No (NRS 118A.390)
  • Utility Shut-offs Allowed: No (NRS 118A.390)

Disclosures and Miscellaneous Rules:

  • Tenant has the right to display the flag of the United States of America (NRS 118A.325, NRS 118A.200)
  • Landlord must include verbiage in the lease that summarizes the rule NRS 202.470 – Maintaining or permitting nuisance: Penalty (NRS 118A.200)
  • Landlord must provide a completed move-in checklist stating the inventory and condition of the dwelling at the time the tenant takes possession. (NRS 118A.200)
  • Landlord must inform the Tenant in writing, if the property is subject to a pending foreclosure. (NRS 118A.200)
  • Landlord must explain, in the Lease, the conditions upon which the deposit will be refunded. (NRS 118A.200)
  • Other than normal wear, the premises will be returned in the same condition as when the tenancy began. (NRS 118A.200)
  • Special Protections for Domestic Violence Victims: Lease termination and other rights (NRS 118A.345)
  • Examples of retaliation include filing an eviction lawsuit, terminating a tenancy, refuse to renew, increasing the rent, or decreasing services. (NRS 118A.510)
  • Retaliation is assumed if the Landlord takes such action after Tenant complains to the landlord about unsafe or illegal living conditions. (NRS 118A.510)
  • Retaliation is assumed if the Landlord  takes such action after Tenant complains to a government agency, such as a building or health inspector, about unsafe or illegal living conditions. (NRS 118A.510)
  • Retaliation is assumed if the Landlord takes such action after a Tenant joins or organizing a tenant union, for the purpose of presenting his/her views. (NRS 118A.510)
  • Retaliation is assumed if the Landlord takes such action after Tenant exercises a legal right allowed by your state or local law. (NRS 118A.510)

Court Related:

Business Licenses:

  • Business License required: No state-wide statute, but local cities and counties may have regulations and requirements.  Check with your local governing authority.
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1,004 CommentsLeave a Comment

  • Jolene

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  • Taylor

    My boyfriend and myself have moved into a siegel suites .i unknowingly had an in my name can they choose to not rent to my boyfriend and I because of my eviction even though we both passed background check and he has no evictions

  • Kathy V

    My son signed a lease in January at the Degree in UNLV. They contacted him in April that he did not qualify for the lease and needed a guarantor. He does not have a guarantor. He was then told he owed the full year of rent and would not be able to move in during August. So we told them we are not bound by the lease because he doesn’t qualify, they said no we owe the rent. So, this is April, he wasn’t approved, can’t move in and we have never even seen an apartment as they are not built. Residency starts in August. They want us to sign a re letting agreement. We will not, as he doesn’t even qualify for the lease. He did electronically sign the lease, but no land lord signed because he didn’t qualify. They threatened to sue and ruin his credi

  • Nikki

    The county ask the landlord to repair the stairs and he will start doing them next month . The renovation will be for a month. We have to go to a hotel and live there during this period. What is the compensation we have to claim for hotel and food?

    Thnak you

  • Rick Hutchings

    My father-in-law, age 96, passed away on 5/7/2017; my wife gave notice on his apartment 5/5/2017 because she was told by the hospital emergency doctor that her father would survive only one or two days. He had lived in that apartment – part of a retirement home with three daily meals – for over 7 years. The apartment was totally vacated on 5/10/2017 (with provision of apartment and facility keys to manager), and advised that an amount was due consistent with the time frame 5/1/2017 thru 6/3/2017 (supposedly in-line with Nevada law).
    What does the law say about avoidable costs by the facility during that time? Should the facility be allowed to show the apartment while it is still effectively under rent (that is, paid for)?

    • Taylir

      Well preferably no. Most wont, only because actual departure of the apartment ,is when rent is no longer current and up to date. That can be tricky to. If they are shiesty enough to show the apartment they may be shiesty enough to tack on whatever cancellation of lease terms they may have. As well as in some places you maybe required to pay out the remainder of the lease if they cannot rent the apartment in a suffecient time span. To answer your questiom though, they are completely within there legal rights to show and even rent the apartment as the Person (s) that originally signed the lease agreement is confirmed no longer living in the apartment

  • Eric S

    My family and i rent a month to month its only been a month and so far the landlord has just walked in the house without notice at least 4 times this month . I woke up one day with them walking through the house my daughter woke me up scared she was like why are they in here. How against the law is that and should i press charges plus they are charging like double what the rent should be. We just took it at the time because i was over the ghetto ass weekly we were at. Hopfully getting a good house soon.

  • L J

    2 ppl are lessors of apt they were sharing with a guy who isn’t on lease. They later learn he has a mental illness causes him to act in a scarey manner. He has been taken to Pyc wards on occasions by MPD. stopped taking himeds and then they found him using Crystal Meth . Both decided to move out immediately. They paid rent and early termination fee and moved the first week of the month. The guy was given 2 weeks to remove his belongings. of the 2 times he came to get his things, he took mail only. So they packed what they could carry and brought it to him. They left the furniture outside, turned over the keys and surrendured the apt to leasing. The guys furniture is now missing. Are they liable for anything? T

  • AJ Lee

    In Feb of 17 my friend moved out of apartment and landlord never sent itemized list of deductions or sec deposit. Friend tried to reach landlord by email and phone but landlord refused calls and ignored email stating she had sent the itemized deductions and it was returned to sender. She refused in person reqst.for docs also. In May a debt collector called and advised friend more than 500 dollars was forwarded to them by apt to collect. They stated she owed for carpet cleaning due to a pet . She never had a pet. Ever. Debt collector provided itemized statement to friend and there are forged signatures on move out inspection and notices about a pet that are dated before she ever moved in. The debt has been disputed what should she do next?

  • Liz

    My daughter rented a home in April. The property management company has been HORRIBLE! She has been told to pay and put request through a website portal. The portal never gives her confirmation of payments received just to find out it isn’t working and by the 4th day she is getting eviction notices. She told them the portal is not working. They claim NO one has problems with it. She read on their review site that everyone has problems with it .
    She was visited by property manager and owners of the property- they said she needs to have the carpet professionally cleaned. The carpet was dirty when she started renting it 2 months ago. She was given a notice she has 14 days to send a copy of the service. Can she clean the carpet at move out?

  • Heather

    Our one year lease was taken over by a new property management company back in May of this year. That lease is ending 8/31, so we received a renewal letter from the new property management company. This letter clearly states that effective 9/1 we will be on a month-to-month lease unless we tell them otherwise before 8/15. I have been trying to get ahold of the company since 8/1 and getting no response. This month-to-month rate is $200+ higher than what we’ve been paying. We want the one year lease they are offering, but since the company isn’t returning our calls I’m not sure how to proceed. We are sending a certified letter to the company, but what needs to be in it? I feel as though they are ignoring us just until that deadline passes.

  • Gracelynn Tigilau

    Hi There Lucas
    I have moved to Henderson Nevada In April Began renting through J&H realtor unfortunately sewage main line has been broken for 9 years prior to me and my family moving into apartment we were then offered another apartment through same realtor two weeks into our new location J&H has sold property New owner has handed out flyers with his name cell phone number (banking account information and routing number for his banking at Bank of America ) per monthly rent. On this letter there was no address to contact nor maintenance , landlord at the time of purchase was living in San Francisco .How do I serve landlord with repairs

  • Gracelynn Tigilau

    Hi There Lucas
    how do I serve landlord with repair document . I have no address to serve him any legal documents
    he doesn’t reply to any text messages or returns calls. but he did just show up at my front door unannounced and wanted to pick up rent and demand rent be paid on due date which was the 5Th

  • Litsa balanos

    So my mother decided to buy me a home but to find out its not under my name and she stated i pay some of the mortgage which i call my rent and that whatever i coulnt pay she would cover the rest. First month i offered $1000 and she said no way so i went up to 1200 and she accepted. I cant understand that cuz she stated pay what u can. Anyway and she never had me sign any contract yet i fix her home and maintain it. What can i do as a tenant if she decides to throe me and my young children out? Please help

  • Jerry

    I live in Vegas, my lease was up we signed a new one now a week later they tell us they filed in the wrong amount. They are wanting me to sign a new lease for 100 dollars more a month, do they have to honor the lease or can they legally force me to sign the new lead

  • stefanie

    my husband and I live in senior housing and filed a complaint with equal rights commission regarding our buildings being locked all day after 5 years of being open during the day. My question is can the landlord/management company refuse to let us sign a new lease because of this ongoing complaint? We are waiting for an investigator to be assigned to the case. My husband is disabled and cannot unlock the doors. The equal rights commission sent us and the landlord a letter stating no retaliation can be done against us but when I spoke with them today they say they cannot answer the lease question because it is a legal matter

  • Denise S

    I just received a 5 day. The landlord is stating they only received “partial” payment for 10/1/2015, two years later they are telling me that I need to pay the remaining balance and late fees or get out. Also, they have continued to harass me with text messages, calls and emails forcing me to pay before the 1st, even though my lease says rent is due on the 1st with a 3 days grace period. I have been purchasing my money orders on the first and hand delivering them no later then the 3rd IF the office is closed. Am I missing something?? Help please!

  • Michelle

    Hi Lucas, I gave a friend refuse in my home with no rental agreement (was never considered a tenant situation, no monetary supplement was given for this persons stay) as it was only suppose to be to help him out for awhile. We are at the few months mark. I would like to have this person move on and leave my home. He left my home about a week ago. I haven’t heard a word from him in several days. He was suppose to be leaving to go to Hawaii for a job, but as of a few days ago cancelled his flight (which he owes me borrowed money for) I haven’t heard a word from him in several days. What should I? Can I change the locks on my door? Can I put his things in storage? Thank you, Michelle

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  • Bianca

    The apartment i current live in had come into my home while i was not there, my 16 year old son had a mess in his room usually clothes and shoes everywhere. My apartments hen called me and told me i have to pay $570 because of the mess in his room and that if the room isn’t clean when they go back and they will not notice me when they will be back they will kick me out in 24 hours.

    Do they have the rights to do that?

  • Liz

    I own a third of an acre in Sun Valley Nevada. There is a double wide manufactured home on it that I sold. Now how much can I charge the owner for renting my land and can I charge a security deposit?

  • Kevin Moore

    Such a helpful website, thank you so much.

    I thought I read a statute somewhere that the landlord has to attempt to re-rent to me “in good faith.” Was I dreaming?

    The PM & I undoubtedly & amicably agreed orally to a 1 year extension. After being shoo’d away 2x by her assistant, they finally emailed me the lease, with a $25 increase. Not a big deal, but needing an explanation, it has been crickets for months after several inquiries. Paid original rent for 2 months.

    Now they are attempting to evict w/ no cause after not liking the way I went about a maintenance request involving infestation. They also filed a nuisance, which was so full of lies I got the neighbors (fellow tenants) to record statements denying. Now unlawful detainer

    • Kevin Moore

      A 1 year extension @ the same rent price. I even joked I was ready to pay at least $25 more. The agreement was made before my lease ran out.

      She also took my neighbor and fellow tenant out to lunch, discussed my case with him, and relied on him to give her info as to whether or not I was leaving, what I was up to, etc. These two are also business partners occasionally. As to the nuisance notice, I should have said my closest neighbors (there are 4 that can hear my toilet flush, then not anyone close enough to matter in court I’d think) that do not have a preexisting relationship with the PM. Thank you for any and all advice re: any of this, I hope it makes sense.

  • Kevin Moore


    I was very happy for the extension & want it honored. It has been quite a nightmare since. There are several other lies & contradictions that the PM is guilty of, and the owner of the house threw away property that was very important to me. I have, to a reasonable eye, evidence to prove that the credibility of this woman is non-existent. She also called my father, a cosigner living in WA state, and accused me of threatening her to the point of imminently calling police, (all comm. thru email, not true at all) and also made disparaging comments re: my mental health.

    Lawyers keep telling me that oral agreement means nothing, but thats not what I am reading in a few different spots. I want to stay. Can I?

  • RM

    If we have paid up our lease for one year and vacate 2 months early and house is rented out after we leave, are we entitled to our rent back that we paid?

  • Shane

    I have a mother inlaw who has been living with us for over two years. She has no contract with us, and has only given us 350 dollars all together. Her stuff is in our gauarge and a room. Can I remove her stuff to the curb? Do I have that right?

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