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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1,031 CommentsLeave a Comment

  • Tracey

    Hello, I’ve been renting my condo for a couple years now. 2 months ago our washer went out. I contacted the property management company and they sent a repair company out. Since this initial phone call about the washer going out the repair company has been out 5 times with still no result and the property management company is telling me their hands are tied. What are my rights as a tenant? its in my lease that appliances were included but i cant get anywhere. Any suggestions would be greatly appreciated.

    • Noel

      Write a letter to the Property Manager and advise them that you charge them the cost of the laundry charges and will deduct it to your rent. Give them 2 days since this has been going on.

  • Melissa

    I have been renting my house for 10 years now. The original lease was for two years, once that leased expired we never signed a new lease. Abt two months ago a notice of default was placed on our door. We deal with the property manager who had no idea, when he questioned the owner the owner said for us not to worry that they are working things out with the bank. However I looked into county records and the owner hasn’t paid there mortgage for almost year now. The real estate company (702 city realty) that we originally rented the property from is out of buisness. We just don’t know what steps to take, everyone says stop paying rent. We don’t want to be evicted however we also need to be able to save up money to get a new place.

    • Allan Lovinger

      If you are living in the home you still have to pay rent or you may get evicted. I suggest you start looking for a new rental but be sure to follow the lease regarding notice to vacate and check on your security deposit to make sure it is safe with the mgmt company. I am not an attorney so please be sure to review any decision with one before you take action and talk to the current mgmt company as to your options.

  • Robert Conley

    Landlord raising rent, in some cases $100.00 this is supposed to be low income housing. Rents are on an escalating scale.This includes handicapped and across the board.In my situation from $540.00 t0 $600.00. Is this legal? Some as high as $100.00

  • Steve

    What is the law for how long they can go on a back ground check.i thought only 7 years.someone please let me no the real answer.thank you.

  • Melissa

    We signed a 25mo lease. We have 14mo remaining. Owners sold our condo, new owners kept same realty company but changed terms of lease. Said no longer paying water bill, no pets allowed.
    Said we.must sign new lease because of new ownership. We refused because terms are different. They say we.MUST.sign. dont they need to honor our lease, for its remaining 14 mo time, without us signing anything and paying on schedule as we.always have?

    • Allan Lovinger

      To the best of my knowledge any changes to a lease must be in writing and signed by both parties. Also, leases go with a sale so the new owners should honor the lease. Since we do not have a copy of your lease it is best to review this with an attorney then decide how to proceed. Leases may have clauses that allow for changes which is why a legal review is important for you.

  • Irel

    I have a problem about landlord not taking care of a bug leak on the kitchen sink and the bathroom sink it gor so bad that i was told by a plumbing company the walls were full of mold then landlord got concern and sent a company to treat that and they knocked out all the wall and close kitchen completely is about 2 months that i havent been able to cook and spending money eating out. Do i have to pay my whole rent?

  • Chris S

    Our apartment complex was just bought out by another company and our rent has increased $100 a month but now they are also going to charge us for water sewer and trash. My question is they told me the way they will charge for water because each apartment is not metered they will divide the number of people in each building by how many tenants in your apartment and it will be split that way regardless of how much water each person uses, my question is is this really legal?
    Thank you kindly for any response

  • Linda F

    Can I terminate the lease agreement with my tenant for not seeking approval for 2 extra dogs? There is 6 months left on the lease but the lease says the tenant has to seek approval from the landlord for having a pet. She is always late with the rent by couple of weeks but pays the late fees. I don’t want to rent to her anymore as she is rude, disrespectful and is now telling me she is the boss of the house because she pays rent! I wont be renewing her lease but can’t stand renting to her for 6 more mths.She is a trouble maker and I would like to terminate the lease now if possible for having the 2 extra dogs without my permission and no pet deposit for those dogs. Also the lease says she needs to have renters insurance which does not have.

    • Allan Lovinger

      Linda, If the lease says that the dogs are not allowed you can send a 5 day notice of lease violation through the court. If your tenant is late with the rent you can send a 5 day notice to pay or quit. Of course you would have to follow up on each. If the lease states that renters insurance is required then you should see it. I am not an attorney and you should review all of this with one before moving forward. It is best to have one review your lease then move forward with their advice.

  • Sunshine

    Hello and good evening. I have 2 concerns. As of the 31st, December 2017 my soon to be ex-husband has not resided at the current address we were living together. After how many days of not residing here is he no longer considered a tenant? He has only come by on the 4th for less than 20 minutes to gather belongings that he asked me to pack. Second: how would divorce affect tenancy as per lease? It is going to be very difficult for me to maintain the rent. The lease ends September of this year. Thank you.

  • Nancy

    I have a furnished two bedroom condo that I would like to rent out while I am away for a period of six months to one year. I do not want smokers, pets or children. Is there a law in Nevada regarding discrimination ….kids? This is my furnished home and would prefer no kids.

  • Stephanie

    We have a tenant that just moved out, the lease stated no smoking allowed in the home period. The house reeks of smoke, tenant denies smoking indoors. We have had others come in and say the same thing, smells heavily of cigarette smoke. We are keeping the entire deposit to cover the cost of the treatment to have is the smell, is people commenting how bad it smells proof enough thAt the house was smoked in? Thanks

    • Allan Lovinger

      Stephanie, I have had this issue. Get some documentation from a cleaner, carpet people, workers that may be doing work for you so you have back up. Also, smoke gets into the vents and ducts so have a vent and duct cleaning company out to review. They can also confirm the smell. These are suggestions not legal advice regarding a deposit. You should check with an attorney to confirm your decision.

  • Kristy

    I rented a house the lease is up Feb 14 2018 they just emailed me that per page 12 they are not renewing the lease page 12 says nothing about terminating the lease i called they said there selling the property how much notice do they have to give me

  • Tyson wilson

    I move in a apartment that was a as contract 520, which I paid first aND last month up front plus a 700deposit, things needed fixing but the property was sold 5 months into my stay, no heat for the first year, new land Lord ignored fixing what needed done, so my roommate move out so I got another person to stay for thirty days, we’ll that wasn’t working out, so I asked f they had other properties available, so they move me in a smaller apart in 20 days of my request, but had to evict the other person, now they are claiming damages that was already done when I moved in. To a door, remember this was a as I move, so they also claim I broke my lease by letting someone stay for 30days, is my lease void sense the first company sold the property,

  • Jermal Lauro

    Hi Lucas,

    My mom recently passed away, and I informed her leasing office 2 days after her death. They told me I had 5 days to get her belongings before they changed the locks. I was leaving out of town for her funeral and told the leasing office everything was just happening so could I have maybe 2 or 3 days more to arrange for movers etc. The property manager agreed and later upon return of the security deposit is trying to collect for a whole 15 days. I just wanted to know if this is legal or what the laws in Nevada state are for tenant who passes away.

  • Lisa K Lynch

    Hi I had a question I live in a mobile home and I’ve lived here for 5 years today a man came by and said that he was moving a double-wide in here and we had 10 days to get out I don’t think this is legal could you please help we are not late on rent or anything my rent is due on the 1st

  • A. Smith

    I have a question for you.

    What utilities are landlords liable for if a tenant does not pay? For example, what utilities will a utility company lean the “owner” of the property for vs. the utility company holding the renter liable for the utility in Las Vegas, NV?

    This is the verbiage (below) used in an early lease exit, and the Realty company will not clarify “which” utilities this applies to?

    1. Owner and Tenants agree that Tenants shall vacate the property on or before February 28,
    2018. This is full and complete consideration of of the lease. 2. Outstanding utility bills,
    as previously agreed to in the Lease, shall also be deducted from Tenant’s security deposit
    prior to refund if not paid. 3. Tenant shall not file any administrative complaint(s) or
    proceed with any litigation, or post any negative reviews or comments online. 4. Remaining
    balance of Tenant’s security deposit shall be refunded to Tenant in conjunction with deposit
    reconciliation as per Nevada law. 5. Tenant shall leave property in clean condition and
    carpets shampooed 6. Tenant shall return all keys, garage door openers and access devices on
    or before February 28, 2018. 7. Terms of this Addendum, as well as all business between the
    Parties, shall remain confidential. 8. All other terms and conditions of the Lease shall
    remain in full force and effect. 9. As per attached document Kynell Smith agrees he has no
    claim now or in the future to the security deposit and rental access.
    By signing below, Parties agree that the terms and conditions delineated in this addendum
    shall be deemed to constitute satisfactory completion of the lease and all business between
    the Parties. Parties further agree to unequivocally and irrevocably indemnify each other, and
    to hold each other harmless in all matters concerning the Residential Lease Agreement and
    arising out of the leasing of the above-stated property.
    When executed by both parties, this Addendum is made an integral part of the aforementioned Residential Lease Agreement.

  • Linda F

    My lease says “DELINQUENT RENT AND LATE FEES: If not paid on the 1st, rent shall be considered overdue and delinquent on the 3rd day of each calendar month. If Tenant fails to timely pay any month’s rent, Tenant will pay Landlord a late
    charge of $75 plus $5__ per day for each day after 3rd____day that the sum was due.” Does this mean the $75 late fee is due on 3rd day if rent is paid on the 3rd day and $5 for every day after the 3rd? I would appreciate clarification ASAP. Thanks.

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