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.
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758 CommentsLeave a Comment

  • Christy

    Hello, I have a question? I’m breaking our 1 year lease after 6 months because we are buying a house. The property management is keeping our security, cleaning and pet deposits, in addition they are charging us a fee for breaking the lease, it’s a lot of money. I talked to their agent the other day to schedule the walk thru appointment and she told me that they expect us to have the house professionally clean including the carpet if I wanted to avoid being “called” on the phone if we did not comply. At this point I cannot even afford it. Do I legally have to clean the house if they are keeping my cleaning deposit? What can I do if they harras us on the phone? Any advice will be appreciated.

    • Ty

      I’ve been living in these apartment homes for almost 3 years. I had a roommate up until June. I received a letter in June 23 I had a delinquent payment, I then went to the leasing office & was notified after they took over the apt homes in late March that they were somehow missing the Feb & March payments. I was able to show one via email money order receipt. Was told that wasn’t enough proof, now it is September & they refuse to take partial payments (rent) & was given a 5 day notice. Im ready to go to court but it is so unfair, I am not the only tenant who is going through this but what can I do?

      • Lucas Hall

        Hi Ty

        Your only recourse is to show proof of payment. If you don’t have it, how do you expect to win? As long as you didn’t pay with cash, there must be some paper trail, right?

    • Lucas Hall

      Hi Christy

      Sorry for the late reply.

      It really depends on what your leases says that you are responsible for. Though buying a house is a great thing (congrats by the way!!!), it’s not a valid reason to break a lease. There will be financial consequences to it but I will also say that a landlord can only keep the deposit for actual damages. A lease termination fee is acceptable but he can’t just keep the deposit out of spite. It has to be associated with repairs, lost rent, or some other actual damage.

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

    • Cynthia Villalpando

      My lease is coming due. We have been told indirectly or directly verbally our rent will increase by $300.00 dollars. I know legally the management must mail a certified letter stating any increase in the rent. Management has not done this to my neighbors & my lease isn’t up until the end of November so I can’t say. My question is: is it legal to raise the rent from $865.00 to $1,165.00

  • Lorrie

    Hello I moved into a lovely mid rise condo building that I love. Within the first couple months my ATV (4-wheeler) and 14 ft tow trailer that it was sitting on that was legally parked in my parking space in our underground secured parking lot for tenants only was stolen in the middle of the night. We have 24 hour security on foot, guarded gated entrance way plus cameras. No one seems to have seen it disappear. This is $10,000 worth of driving equipment property of mine stolen out of my parking spot which was according to my landlord an extremely secured property hence why I moved to this building being a newly single women. The company that owns this place has done nothing to offer me reimbursement for my huge loss. Any recourse? thks

    • Lucas Hall

      Hi Lorrie

      Sorry to hear about your loss. Even the best residences with the most security won’t guarantee anything, nor are they responsible for your loss unless you can prove negligence (sleeping on the job, cameras that don’t work, etc).

      You are probably better off just filing an insurance claim with the police report. If you don’t have insurance, then you could hire a lawyer but I would imagine that you’ll have an uphill battle going after the building association.

      Good luck to you.

  • Leo A LaBrie

    I live in a seniors rental apartments (81 apartments). Each house has 4 rental units and 5 parking spaces. I am disabled and they wont give me a parking space since I do not drive a car. When my care giver, nurse, children, company come to visit me I do not have a reserved space for them park.
    is this correct? I thought every renter is paying for a parking space weather he drives or not. Please explain. Thank you

    • Lucas Hall

      Hi Leo,

      It really all depends on what your lease says. Does your lease say that your unit comes with a spot? Just because there are 5 spots and 4 units doesn’t mean everyone has a right to them. They could be rented individually, or first come first serve.

      However, if you pay for a parking space, it should be yours exclusively, even if you don’t have a car.

      I suggest talking with management about it. Please know that I’m not a lawyer, nor is this legal advice.

  • Pat

    Does an HOA have the right to evict a person squatting in a home that the bank has not foreclosed on because the house is underwater

    • Lucas Hall

      Perhaps. It would depend on the HOA rules and regs. It sounds like the HOA might have a lien on the property too?

      • Pat

        I asked the question about if HOA evict a squatter. The squatter has lived in this home for three years . There is over $5000. In liens in this home. The HOA placed a super lien and received $ 930. The person who walked away from this home says it is the “banks” problem. The house is not being kept up and is a real nusience

  • Stephangnjhc

    I have tenants who are delinquent on their water bill with shutoff pending. The water is in my name, but it clearly states in the lease it is their responsibility to pay. I have also filed a pay or quit because they failed to pay rent. Am I obligated to pay the delinquent bill so that they have water?

    • Lucas Hall


      The way I see it, if your name is the only name on the bill, then you are the only one the water company is going right to come after. I suggest you pay the bill before they put a lien on the property. Then, go after the delinquent tenants for the money later.

      That’s just my 2-cents, and not legal advice. Good luck to you.

      • Stephangnjhc

        Thanks for the reply! I know I am definitely on the hook for the bill, but my question is am I legally obligated to provide water despite their negligence to paying the bill

        • Lucas Hall

          Oh, gotcha! In order for a landlord to provide a habitable dwelling, it must have access to potable water. If you willingly allow it to get shut off, you would be in violation of that requirement.

          My suggestion would be to lee paying he bill, keep the water on, and just add it to the total debt that they owe. The best way to win a court case is to remain blameless in the situation. Don’t give them any ammo to fight with.

          I hope that helps. Remember, that’s just my opinion and not legal advice.

  • Lue

    I have a rental property in Nevada that I rented to tenants over a month and a half ago. The tenants are responsible for all utilities per the lease. I spoke with the water company yesterday and they informed me that there is no water service at the property as no one has came in to request service. The representative indicated that they have seen some tenants obtain water illegally but could not tell me if water was being used without a tech coming out and that a tech would not come out if there is no open account for water. I tried contacting the tenant to inquire and of course they have not responded or returned my call. My question is can I require the tenant to turn on the water within 48 and or proceed with eviction.

  • Dan

    FYI, the video on this page is from Nevada County, CA. Not in the state of Nevada.

  • Fawn

    I’m renting a room in a 2 bedroom apartment. I resigned my lease back in march but found out I was pregnant in June and my new lease began in July. As soon as I found out about the pregnancy I tried to get out of the new lease before it even began but the landlord has been impossible to work with. After I told them about the pregnancy they still came into the apartment and painted without allowing ventilation. I don’t feel safe in my complex and its creating a lot of anxiety and stress. On top of that I may have to move in order to deliver in a different state due to medical reasons but I don’t have the funds to keep paying till the lease ends in July 2016. Can I break my lease for any of these reasons?

  • Taylor

    I would like to request a building inspector to visit the building I live, a “Luxury Living” buildin Henderson. We expressed concern about few violations in building such as door knobs been missing, absence of closing doors working properly which I believe is a matter of security at this point. Lack of hot water on the kitchen sink. The building only informed us after we moved in that is a “design flaw” and that building has no hot water downstairs.
    We complaint about our floors when we moved in about mark, scratches and bubbles underneath and our living room is looking like a construction sight since they ran out of materials (still 3 months after we moved in)
    What do you recommend that I should do since things are not being fixed? Thank U

  • Maria

    Hi I have been renting a house for 3 yrs now on a month to month.
    Every summer the ac goes out about 2 to 3 times a year!! I call the rental agency and they take about a week or longer to fix it. But they claim I can’t with hold my rent since the already called a technician out. And they cant do eveything about when they will be coming to fix it! On the lease i signed 3 yrs ago stated if the repairs that need to be done where tendent negligence we had to pay for them. But i got an email today which states that i owe $400 in repair fees. Which i have never been notifed that they will be charging a copay for any repair done weather its my fault or not. Do i really have all that money without being aware? At the acancy they blow me off! Help!

    • Lucas Hall

      Hi Maria,

      Generally speaking, the tenant isn’t responsible for normal wear and tear or for things that break by no fault of their own.

      I don’t see how they could charge you for the AC repair unless you are abusing the system (such as setting it for 50 degrees, so it runs 24 hours a day or you are not changing the filter and it – and burns out the motor)

      Anyway, unfortunately the only way to deal with a small financial dispute (that you can’t work it out on your own) is to go to small claims court. You certainly don’t want to simply ignore it because they will likely try to pursue you for the debt, or even terminate your lease. If you stay on top it it, and try to negotiate with the head manager, you might be able to get them to admit that it’s a wrongful charge. I hope you don’t have to take them to court, but you should be prepared to if they are stubborn. And please, talk to a lawyer before you do. I’m not a lawyer, nor is this legal advice.

      Sometimes you just have to be polite, but persistent and slightly annoying in order to get their attention. It shouldn’t be that way, but if they blow you off, just plant yourself in their office until they handle the issue like adults.

      Good luck to you.

  • jay

    I have an issue with one of my tenants. Well all of then actually. But this one particularly needs a little more help long story short. She started renting in may never changed the electric or water as lease agreement states. Then decides to leave end of July without paying rent for July or rest of security deposit*ex friend” now my concern is that she changed her number blocked me on Facebook and is currently hiding out… the house is damaged to the extreme. I mean I’m looking minimum 7500 just in repairs. How do I go about finding them and bringing them to court for judgement the reason why I am pursuing this to a friend is becuase. After they left and I got a hold of her, she laughed about and made insulting jokes saying how they got me

    • Lucas Hall

      Hi Jay,

      I feel for you man. That’s horrible how she took advantage of you.

      Check with your local courthouse to see if you need to show proof of service in order to proceed with a court case. Often times, a court will simply allow you to send the service notice to the last known address. If so, then you could proceed with the case, and win the judgement for the money.

      Once you have the judgement, you could ask for court order to garnish her wages (if you know her place of employment). Or, if you know her SSN, you could send it to a collections agency, and even though they may not have any success, they will at least ruin her credit. Lastly, sometimes you can garnish the tax refund of someone with the appropriate court order, and if you fill out the IRS paperwork in time.

      If you need to find her address, you could pay or a premium online search company to investigate, or you could ask the Post office to give you her forwarding address. This feature is called “Address Service Requested” with the USPS:

      Good luck to you. Please know that I’m not a lawyer, nor is this legal advice.

  • Rene

    Approximately a month ago..(August 1) I moved into a rental, signing a lease. The unit is a Condo and now I hear the association is going to begin charging for parking. Can the landlord pass this cost to the tenant? I have already paid for a parking sticker, which was required for parking on the premises and now they want to change the rules and begin a monthly charge for parking. What are my options?

    • Allan

      My suggestion is that you review the rules and regs of the condo HOA. That should have the answer for you and contact the HOA to see what is going on. Then review your lease to see if parking is addressed. Tenants are bound by the HOA rules just as an owner would be. This is a suggestion not legal advice. The HOA should be able to clarify the parking issue with you. Thanks

  • Meko

    I just moved into a renal house in the middle of the month for August and I signed a 1 year lease . I was told and it is in my lease I would have a prorated rent for September. Now my landlord saying that I never paid a full months rent in August saying that September was prorated. He also told me that the lease is wrong and I have to pay a different amount than a prorated amount that we were told by him and it’s in the lease I would pay a prorated rent for September. Do I go by what he’s telling me or by what my lease says?

    • Lucas Hall

      Hi Meko,

      It’s easy enough to figure out the proration. It’s possible that the math is wrong on the lease. Most judges will overlook administrative errors.

      Just do the math yourself, or ask your landlord how he is calculating the new amount. If it sounds right, then I suggest you pay that new amount.

      Here’s an article on calculating prorated rent:

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

  • Peter Lee

    Hello, what would be the legal options if a realty management company fails to deposit to landlord’s account the already collected monthly rent payments from tenants? Thank you!

  • Lindsey

    I paid a $1000 deposit without signing a contract in Nevada. They are now saying it cannot be returned if I back out because it was used to fix the house. Can I really get nothing back? Thank you.

  • chris

    i have been renting month to month all utils.,wifi, cable included. I have never had cable installed that is not the issue. However, the landlord was complaining about the util bill for July and i helped him out , now of course he is expecting me to pay 1/2. I am not going to pay, what are my options? Lease mtm is hand written note stating rent covers all previously mentioned. By the way a/c went out and had repairs made, again not the issue. This guy just seems to be in over his head. After repairs were made to a/c the difference in the same monthly period from 2014 was over a 50% difference obviously to the good. What would you suggest i do ? Thanks, CH

  • Jenn

    Hi there,
    I have a question regarding tenants that refuse to move out because I would like to sell my property. I have given them the 30 days notice as is required by the law in the state of Nevada and they told me they don’t have the money to move out right now. I have offered to give them 60 days and they still won’t agree to it. What are my options if after 60 days they still do not want to move out?
    Thank you,

  • Jazz

    Hello, so today I got a 30 day no cause stating that they’re not giving us the option to go on a month to month or to renew our lease and our lease is up as of December 9th. They said as of November 9th they are giving us a 30 day no cause as far as them giving us that do we automatically get our deposit back or do we lose out on that and as far as paying rent for November do we have to pay for that as well?

  • Diana

    My Daughter is moving out of her first apartment. She has completed her 1 year lease. When she asked the property management of when the final walk thru was to be,, they told her she could not be present at it. Doesn’t seem right. What is the legal procedure in Nevada for this.

  • Danielle Conley

    Tenants signed lease, paid deposit.and are now backing out before move in and payment of first months rent.can I keep deposit in state of nevada

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