Breaking a lease in Nevada

Specific early-termination protections apply when the tenant, a cotenant or a household member is a victim of domestic violence, harassment, sexual assault or stalking, and when a tenant who is 60 or older or has a disability must move for care or loses a spouse or cotenant. If a tenant otherwise abandons the unit, you must make reasonable efforts to re-rent it at a fair rental, and the former tenant owes your actual damages.

NRS 118A.345 NRS 118A.340 NRS 118.175

• A victim's written notice ends the lease at the end of the current rental period or 30 days after notice, whichever is sooner. It must describe the reason and include a protection order, a police report, or (for domestic violence) the statutory affidavit of a qualified third party, and the events must have occurred within the 90 days before the notice. NRS 118A.345(1) to (4) NRS 118A.347
• The terminating tenant owes rent only through the termination date and other outstanding obligations, and the deposit may not be withheld for the early termination. You may not describe it to a prospective landlord as an early termination, or tell the adverse party named in the documents where the tenant is. NRS 118A.345(5), (7), (11)
• A tenant who is 60 or older or has a disability and must relocate for care that cannot be provided in the unit may end the lease on 30 days' written notice given within 60 days after moving, with reasonable verification; a cotenant may do the same on the terms the statute sets. NRS 118A.340(1), (3)
• A tenant who is 60 or older or has a disability may end the lease on 60 days' written notice given within 3 months after a spouse or cotenant dies. The death of one tenant does not by itself let you end the lease. NRS 118A.340(2), (4)
• If you fail to make reasonable efforts to re-rent after an abandonment, the former tenant owes only the damages that arose before you had reason to believe the unit was abandoned. NRS 118.175
• An abandoned lease ends at the earliest of: your acceptance of the tenant's notice and surrender, a new tenant's lease, a statutory abandonment notice taking effect, a court order, or the end of the term. NRS 118.185
• If both sides agree to an early release, put the move-out and key-return dates, rent through the agreed end date, any agreed payment, inspection arrangements and deposit accounting in writing. State which obligations end and which remain. A request to leave, handing back keys or finding a possible replacement is not by itself a clear agreement releasing every obligation; preserve the actual written response and any required statutory notice. NRS 118.185
• Keep a dated record of re-rental efforts, inquiries, showings, the new lease start date and the charges claimed. Reconcile the former tenant's account against those facts and the duty to mitigate. Explain actual losses rather than presenting the entire remaining lease balance as an automatic penalty or treating the deposit as automatically forfeited. NRS 118.175 NRS 118A.242

To end a month-to-month or other periodic tenancy, give at least 30 days' written notice; for a week-to-week tenancy, at least 7 days. Your notice must tell the tenant about the extension rights for older or disabled tenants and for government workers during a shutdown. The lease may not require the tenant to give a different notice than you must give.

NRS 40.251(1)(b) NRS 118A.220(1)(e)

• A tenant who is 60 or older or has a physical or mental disability may ask in writing, with proof, to stay 30 more days beyond the notice period. This does not apply to week-to-week tenancies or to a 5-day notice for a breach. If you refuse, the tenant may ask the court, and a tenant whose petition is denied still gets 5 more calendar days. NRS 40.251(2), (6)
• A federal, state or tribal worker, or a household member, may ask in writing, with proof, to stay from the start of a shutdown until 30 days after it ends, and you must allow it unless a court grants you relief. NRS 40.251(3), (4) NRS 118A.315
• Every notice ending a periodic tenancy must include a statement of those extension rights. NRS 40.251(5)
• For a dwelling, the unlawful detainer rule pairs the end of a lease term with the expiration of a notice of at least 30 days (7 for week to week), so give that notice before treating a tenant who stays past a fixed term as holding over. NRS 40.251(1)(b)(1)
• If you let a tenant stay after the lease ends, the tenancy becomes week to week (for weekly rent) or month to month, on the same terms unless agreed otherwise. NRS 118A.470
• Notices must be served as the eviction service rules require. NRS 118A.190(2) NRS 40.280