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

Details

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.

Overview Video

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707 CommentsLeave a Comment

  • Lori

    We’ve been renting a house with no issues for the past year . Our landlord has increased our rent by 27% on our new lease . Is there a limit to how much an increase can be?

    • Lucas Hall

      Hi Lori

      I’m not aware of any max late fee amount at the state level. Your county might have rule, but you’d have to do some digging locally to find out. However, if you were to take him to court, the judge *might* think that 27% is unfair. Or, you could lose and have to pay all the legal fees. I guess you have to ask yourself, “is that price better/worse that what I can get elsewhere and am I willing to move?”

  • Vicky

    I have been renting a condo for 13 months now – the lease expired one month ago, and my usual rent check was accepted. No discussion with property manager – I think they forgot to renew the lease, and I was digging through my files the other day to see when the lease was up for renewal. I then realized that I’m going on my second month without a lease. Where do I stand? “Holdover” clause stipulates a 100% increase in rent, but my usual rent was not questioned last month. Does this mean that I am now month to month at the rent payment they are accepting, and that a 45 day notice would be required if they wanted to increase the rent? Should I keep quiet until they realize the lease expired? What should I do?

    • Lucas Hall

      Hi Vicky,

      It would depend on the exact language in the lease. If your lease doesn’t automatically renew, then I think you would be considered a month-to-month tenant.

      I can’t really tell you what to do, but personally, I don’t think MTM tenancies are a good thing for a tenant. They don’t provide any security against termination. If you like your home, and don’t want to move, I suggest being proactive and ask about signing a longer fixed-term lease.

      If you don’t care, then you could also just keep your mouth shut, but then again, doing so might cause issues when they realize their mistake. It’s up to you. Good luck!

  • KB

    I am renting the master bedroom out of a house and recently the mother of my child because a danger and so my moved my 2 kids into my master bedroom as this was the safest option for them and all I can afford. My landlord raised my rent $225 per month stating that the kids would cause more utility usage. Now, my kids have gone back to their mother and my landlord is refusing to lower my rent back to where it was before they moved in. He is demanding that I move out now that I am complaining. I read some laws, but don’t really see any laws for this. Thanks for any help.

    • Lucas Hall

      Hi KB

      I’m sorry, but I really can’t help you here. Your situation really depends on the type of lease you have, and if those children were a breach of the occupancy limit. Then, if you agreed to raise the rent, you would both have to agree to lower it – which it sounds like he isn’t doing. You’re kind of stuck. Further, if you only have a monthly lease, then it really doesn’t matter about anything else. Either party can terminate a monthly tenancy with only 30 days notice (NRS 40.251)

      I think if you want to fight this, you’ll need to talk to an attorney. There are a couple of links to free/discounted legal aid sites in the article above. I hope that helps. Please know that I’m not a lawyer, nor is this legal advice.

  • fernando

    can a landlord increase rent after application has been filled out and application fee paid? If not can we collect the money paid for application fee?

    • Lucas Hall

      Hi Fernando,

      Nothing is final until a lease is a signed. However, if you applied based on one price, and then the price changed, I would think that you should get your money back if you want to back out. But that’s just my opinion. Please know that I’m not a lawyer. Good luck to you. I hope the application fee wasn’t too much.

  • Gina Young

    Hi Lucas,
    The Universary Park Apartments on Mayland has recently gave notice to all existing residents that they will need to evacuate the premises at the end of September 2015. This action is due to a new contract between UNLV and the property owners to provide future UNLV student housing. Anyway, some tenants have existing leases that do not expire until 2016. Therefore, a “no cause” termination of lease has been put into effect.

    I don’t think any additional fees will be imposed on these residents if they move during the month of September, as it was a landlord decision, however, Tenants were told that they would still be responsible for early termination fees ($800) should they find another home and move before September 30, 2015?

    Does this sound right? It would seem to me that once the termination letter was received, those tenant should be able to move without incurring the $800 “breaking the lease” clause outlined in the contract.

    Thank you for your opinion.

    • Lucas Hall

      Hi Gina,

      I’m not really sure what to say. I don’t see how they could give a “no cause” termination when the tenants have a fixed-lease. It just doesn’t work that way.

      It’s possible (highly probable) there is an exit clause in the lease that allows them to terminate it, but not letting tenant’s leave earlier than their fabricated end date is like trying to have their cake and eat it too.

      It seems only fair to me that since they are breaking the lease, they would owe the tenants $800.

      What they are doing doesn’t seem fair or just.

      My hunch is that if you have a lawyer send them a simple demand letter to end the lease early, they will gladly comply with no penalty.

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

  • Yolanda sanchez

    Hi my mom is renting a house and the air doesn’t work her house is so hot.. She has 2 kids in the house and the land lord won’t fixed the air they keep telling her their gonna go but they never do… They forced her to pay the rent by telling her that if she didn’t pay the rent their were going to pu late fees… Is been a week already all they tell her that she can do nothing about it until 14 days…

    • Lucas Hall

      Hi Yolanda,

      It sounds like maybe she should contact the local county housing authority or code enforcement office. Or, she could try to terminate the lease, or even withholding rent – but she should have a lawyer to back her up in case the landlord wants to be nasty about it.

  • Brian

    Hi,
    I’ve live at my house for 2 years that is a house
    I’ve have finished my lease and planned to move out to finally buy a home permanently. I have taken care of the home to receive my home deposit back. I’m on a month to month right now but I kinda need my deposit back ASAP for my new home i know it’s 30 days after I move out now I would need to pay my months rent towards my new home. My question is how long do I need to tell my LL that I’m moving out.

  • Randy May

    I am renting a house (Henderson, NV) through a property management company, and they are telling me that I cannot be present during their final inspection after I move out and return the keys. Is this normal behavior? Can they actually refuse my request to be present?

    • Lucas Hall

      Hi Randy,

      It’s quite common for the landlord to perform a move-out inspection without the tenant – and after the tenant moves out. A good landlord would allow a tenant to be there if the tenant requested to be present – but I suppose they could reject the request too.

      Anyway, I’m not a lawyer, so I don’t know if there is a legal precedence here, but you could talk to one if you want to make sure.

  • Bethany

    Hi,
    We signed a one year lease but bought a home and the lease ends in October the property management company agreed that if they rented it out we could move without penalty. They have just found new renters but we paid the whole month of July already and we moved out on the 9th and the new tenants are moving in. Can they still keep our full months rent or do they have to prorate it since new tenants are already in the house?

    • Allan

      I am a property manager and a landlord cannot collect 2 rents on the property. I always prorate and refund any overlap in rental. They should prorate the rent and send you a refund. This is not legal advice, you should review with your landlord and check with an attorney if you have any questions.

  • john miller

    I have a verbal,no written contract, with an owner of a condominimum to rent his condo for a certain monthly amount. I’ve bee their @ 4 months. I’ve not paid any rent there to date due to the Veteran Association suspended my pension. Now, the owner lives in England too. We’ve been in contact, via e-mail, for duration of non payment. Is he legally permitted to come into the dwelling, in any way, and force me to leave. As to the verbal agreement. I recorded our conversation at time he agreed to rent out his property to me eg… date, address, amount of rent, etc… He believes he will return in july, 2015 to occupy the condominimum. Can he legally do it? If not to , what action can I take to prevent him from same? I live in Las Vegas, Nevada.

  • leonard agnello

    I plain on leasing my home out and moving out of state, do I need to hire a property manager. I was told because I’m going to be out of state I have to have one.

    • Lucas Hall

      Hi Leonard

      I’m not a lawyer, and I don’t live in Nevada, but I have never seen any statute, in any state that forces a property owner to hire a property manager. At Cozy, we have thousands of out-of-state owners using our tools to manage their property from afar. You will need help with repairs or showings – but that could be anyone who you trust. Here’s a only post I wrote on the topic: https://www.landlordology.com/should-i-hire-a-property-manager/

    • Allan

      I am a property manager and you need to check NRS 118 Landlord Tenant Law. I thought there was something about being 60 miles from the property but not 100% sure. You may only need emergency service available. Also check with your insurance company as you may need to change the policy to landlord from owner occupied and your insurance company may have some conditions. This is not legal advice and you should check with an attorney if you have any questions.

  • Julie

    My husband and I signed a lease and put a deposit down. The time came and went to move in when we get a call saying that there time frame changed on moving out and that we aren’t getting the home. And that the deposit is nonrefundable. Is that right? Can they do that?

  • donnie

    Hi, I had a deposit dispute with my landlord. He failed to give me back my deposit after 30 days. he sent a check back for 25% of my deposit along with an itemized bill (30 days after) stating why there were deductions taken out of my deposit.

    He did not respond to any of my follow up letters and I have been forced to get an attorney.

    I have overwhelming evidence and am seeking double the amount of deposit.

    Currently we are waiting for a summary judgement.

    What are the chances of a summary judgement being granted considering I have evidence of the following.

    Gave 30 days notice of leaving

    email from landlord acknowledging he had 30 days to refund

    Envelope post marked after 30 days showing landlord payed after 30 days.

  • Katie

    Our landlord has decided to add a fee to our lease (after it has been signed a few months ago) for a processing fee. They have decided to start charging the residents for water. We do not have to pay for this because they decided to change it after we signed the lease. However, since they can’t make us pay the water bill under our current lease, they are trying to make us a pay a processing fee instead. Can landlords add any type of extra fees to a lease after it has already been signed? Our lease specifies that we pay a certain amount each month and there is no mention of this extra fee at the time of signing. Thanks.

    • Lucas Hall

      Hi Katie

      Generally speaking, a landlord can only charge the fees that are in the lease. What would be the point of signing a lease if the landlord could change the prices? With that said, if you have a month-to-month tenancy, then the landlord can change the prices every month.

      I hope that helps. Please know that I’m not a lawyer not is this legal advice.

  • Chants

    Our ac is too small for our rental our house gets between 80-90 sometimes hotter during the day and 82 at night even. A ac company came said the unit works buts it’s too small. We also have a disabled child in the house. On top of that we have a cockroach infestation. Upon telling the property management they said they will do nothing. Is this legal in Las Vegas. Also when they replaced the gas stove they had it dropped off on the curb and wanted us to install it. VERY DANGEROUS. we hired a handyman out of our pocket because we know nothing about gas lines. Also after telling them the fridge leaked we ended up replacing that ourselves because they didn’t. Are these things ok.

  • sr

    Married tenants always in conflict : 1 party Husband has been consistent with communicating and follow through , until Wife interferes, with delaying rent as it appears she Knows how to work In her favor, Currently Late with only half paid rent and Late fees which are due the by 3rd late fee applied after with agreed upon date of receipt, husband communicated rents would be paid on the 10th with Late fee, this did not occur he quit communicating with me and she interfered, immediately I Email, call, text which were ignored only response ready on 17th, I called a meeting for today at the premise she is asking if I a refusing rents. I request to see condition of property as red flags are all over the place. What is your opinion

  • Sean

    Hi Lucas,
    I’m currently in a six-month lease in Sparks, NV. I may need to move out early. As I understand it, if I give notice early, the landlord is required to put effort into renting my apartment to someone else and if they find a replacement tenant, I wouldn’t be required to pay the remainder of the lease. The thing is, my lease has an early termination fee equal to one month’s rent. If the landlord finds a replacement tenant, do I still have to pay the early termination fee? I understand I’d be liable for the time between when I move out and the new tenant moves in, up to the termination fee amount.
    Thanks!
    Sean

  • Carsondeb@charter.net

    I had a year lease. Asked landlord if I could get out of the lease early. He said yes if no cost to me. I bought a house paid my June rents told him I would be out by July 1. There was one month left on lease. I asked if I should put home on craiglist he said no, he would do it. He showed the house 5 times and will be renting for $100 more a month than what I was paying. He sent me my deposit back 3 weeks later. He took money out for cleaning the rugs and cleaning which he told me he would do. He then took 250 for showing the property out of my deposit. He never mentioned he was going to do this. Is he allowed to do that. Thank you for your time.

  • Randy Ulmer

    I have been renting a house since 12/1/2013 and recently the landlord has sent me several notices of eviction for unpaid rents, however my rent has always been paid on time and I have the receipts from them to prove this
    On a recent conversation with my landlord he informed me that my lease had expired however I explained to him that they sent me a letter to extend my lease at the same rate or go month to month for a slight $25 increase so I signed and returned the letter to them. They are saying that they never received the letter from me and in fact have been charging me a new rate since 12/1/2014 and I am just now finding out about this in July of 2015. and now they demand payment of balance

  • Brenda

    I am the owner of the home. Renters called to give 30 day notice on July 13. Kinda of caught me off guard. They moved in 3 years ago, deposit 1800.00. She stated they were paying there August rent with deposit. I should have not said ok. This is a month to month. I don’t believe that I am required to prorate. Do not plan on renting house immediately.

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