Nevada Rental Laws

Written by on November 19, 2012

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).

This research and information is current as of November 15, 2012.

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: No Statute
  • 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.
Get Updates by Email!

Join 30,000+ Landlords

  • Weekly Articles & Tips
  • Updates on Rental Laws
  • ​Useful Tools & Resources
  Laws & Regulations

788 CommentsLeave a Comment

  • Jennifer Failor

    I rent a condo in Las Vegas NV, that is managed by a property manger and also has an HOA. The HOA has imposed fines, which I’ve disputed & was denied. The property management company emailed me demanding payment or they will deduct from my rent which will make my rent late and they will begin eviction process, is that legal?

    • Lucas Hall

      Hi Jennifer,

      Was the fine a result of something you did? Meaning, did the violation occur because of your actions? If so, I suggest you pay the fine. If the fines had nothing to do with you, then the landlord should have to pay the fine.

      Generally speaking, payments that a tenant makes can go towards paying non-rent items first, and if there’s any money left over, then the rent gets paid. To determine if that’s “legal” in your area, you’ll need to talk to a lawyer (which I am not). Best of luck to you.

      • Jennifer Failor

        No, It wasn’t something I specifically did, I was fined for a guest speeding in the community 5mph speed limit and also for harassment. Security officer put a violation sticker on a car that was not in violation which resulted in him being cussed out by my guest. I have also contacted an attorney. Thank you for your response

  • jeff sykes

    my friend rents a room in the same house as i do,the landlord doesnt like him and wants him out,his rent is paid till the 26th and the landlord gave him a letter saying she has rented the room to new tenents and they will be moving in on the 16th and for him to be out by then, can she do this?

    • Lucas Hall

      Hi Jeff,

      A landlord can’t just terminate a fixed-lease because he doesn’t like someone. However, if your friend doesn’t have a lease, or is just month-to-month, the landlord can terminate for any reason at all, with 30 days notice (NRS 40.251). If the landlord didn’t give 30 days notice, then the tenant doesn’t have to leave until the 30 days is up. But if the tenant did leave early, and the landlord re-rents the place, the landlord should give some pre-paid money back to the tenant – for the days that the new tenant was there (assuming the landlord is honest).

      I hope that helps. Please know that I’m not a lawyer, nor is this legal advice.

  • helen

    lived in a condo for a year with month to month lease, and it was just bought by new owner. the lease from previous property management expired 2 months ago. now the new property management wants to increase the lease and have us sign a new lease. we have not formally recieced any letter stating the increase. was informed thru telephone because i called and asked them to send the new lease thru mail for us to sign. they want it effective next month. how many days legally do we have before the new rent increase can take effect in nv or they can force us to pay the new rent? thanks.

  • Barbara

    This question is for a commercial lease. The building change of property and management like two or three times in the past years but my contract was respected and renew in same terms. Like three months ago I renegociated the rent but I do not received the contract (I have emails). Then the building change ownership and the new landlord wants to increase me the rent 30%. Is this legal?

    • Lucas Hall

      Hi Barbara,

      It’s hard to say because you did negotiate new terms and acted on those terms. Any renegotiation does give the landlord a chance to change the terms as well. But I’m not sure what to tell you. It might be best if you take your current lease, and the verbal details to an attorney – after all, they are the only ones who can dish out legal advice.

  • Princess

    My landlord told me verbally she has filed a eviction for non payment & i would be getting a 24 hour notice to vacate . i asked for the eviction notice. She stated she didnt have it & i could turn in my keys in few days or pay to avoid the lockout. I agreed and she wrote a agreement stating i will be turning in my keys in 3 days .i only recieved one 5 day notice to pay or quit & this written notice that she made . My personal belief is she picking on me because i keep asking to repair the leak in my ceiling & the mold .Is this legal ?

    • Princess

      If not what do i do if i get this 24hrs to vacate before the 3 days to turn in my keys?

      If she filed a eviction shouldnt i have have a legal document from a court?

      I want to move but how would this affect my next rental application?

      • Lucas Hall

        Hi Princess

        Where is your LL getting 24 hours, or 3 days notice? The only statute that I know of regarding notice for nonpayment is 5 days (NRS 40.2512) – link in the article above.

        You should know that “eviction notice” is simply a lease termination. If you don’t leave after the LL rightfully terminates the lease, then they have to file a court case in eviction court. Then, and only then, will you get an official court summons to go to eviction court – where the judge will hear the case.

        If you are found guilty, then you will have an “eviction record” and it will make it difficult to rent in the future. If you abandon the lease prior to the landlord filing the eviction in court, then you will only have a bad reference with that landlord – unless you also owe money and they take you to court for the debt.

        Here’s the general overview on evictions.

        I hope it helps. Please know that I’m not a lawyer, nor is this legal advice.

  • Mabel Brown

    My neighbor has dangerous friends who come around every day, and spend many hours loitering here. They’ve already threatened a security guard, and attacked a neighbor. Now one of those friends has directly threatened me with violence.

    I’m applying for temporary protective order. We have the same RE manager. I’ve told him about the violence problem, and he hasn’t done anything yet.

    Nobody else will complain about them – they are too frightened. It makes me look like the lone crank.

    Once I tell him about the threat to myself, what are my rights? What is his responsibility to me?

    • Lucas Hall

      Hi Mabel

      In my opinion, you should call the police every time there is an issue or if you feel threatened. The more the police come around, the more they will pressure the manager. If there is a real threat, they will make an arrest. Get the police involved.

      • Mabel Brown

        I forgot to mention – I did call the police. They would not answer the door, and the police told me they don’t do this kind of thing, and I should go to the HOA manager.

        Once I tell my Re manager about the threat to myself, what are my rights? What is his responsibility to me? If you don’t know, where can I find that out?

      • Mabel Brown

        Also. they don’t pressure the manager. How would they even know who the manager is?
        No, what they do is they come and talk to the people, and leave, and it does no good because there are no repercussions. I have informed my RE manger of the situation, and he is shirking it.

  • Erin

    I received a letter from our property managers stating as of December 1st they will be inspecting the house every 6 months. I have nothing to hide but it bothers me because I don’t feel like its necessary. We’ve lived her for 2 years always paid our rent and never had a problem. Why all the sudden do they want to come in and invade our privacy. I’m just trying to find the laws regarding how often they can inspect the house. Help please!!

    • Lucas Hall

      Hi Erin

      A landlord only needs to give 24 hours notice before entering (links to the statute is above). Inspections are a common thing, usually once ir twice a year. If an inspection was happening every week, or maybe even every month, then you could claim that it is interfering with your right to quite enjoyment. But I think most people would consider a 6month inspection as reasonable with proper notice. But please don’t take my word for it, you could talk to a lawyer. Good luck to you!

  • donna Waldeck

    My daughter and her 2 friends rent an apt in Reno, they are good tenants. They have had no heat and haven’t done anything about it . It has been really cold the past few nights and when I found out they had no eat I first had my daughter try to contact the landlord now its been two days and its the weekend still nothing from the landlord and I have tried contacting her. Who can I call Monday to get this fixed? Thanks,

Join the Discussion

Your email address will not be published. Required fields are marked *

 characters available. Be short, sweet and to the point.

Landlordology is a moderated community.
Any request for legal advice may be ignored or deleted. Please consult a licensed attorney.
If you want your photo to appear next to your comment, create a Gravatar.

Free Webinar / Zero Vacancy / Dec. 2nd Save My Spot!