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Nevada landlord-tenant law
Checked against the Nevada statutes on September 24, 2026 Statutes current through: NRS as revised April 15, 2026, including the 2025 session General information, not legal advice
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Nevada in brief
Nevada caps the security deposit, any surety bond and last month's rent together at three months' rent, and the remainder with an itemized accounting is due within 30 days after the tenancy ends. A late fee may not exceed 5 percent of the rent or start until 3 calendar days after the due date, and the lease must state the rent as one maximum total figure that includes every mandatory fee. Give 24 hours' notice before entering, 60 days' written notice before a rent increase and 30 days to end a month-to-month tenancy, with a statement of the tenant's extension rights. Unpaid rent calls for a notice to pay or surrender within seven judicial days, followed by the justice court's summary eviction process; outside that process, a landlord may not lock a tenant out or cut essential services to regain the unit.
Key numbers
- Security deposit limit
- 3 months' rent
- deposit, surety bond and last month's rent combined
- NRS 118A.242(1)
- Late fee allowed after
- 3 calendar days
- past the due date, in any tenancy longer than week to week
- NRS 118A.210(4)(a)
- Notice to pay rent or surrender
- 7 judicial days
- after service, for a home; 10 days for a mobile home lot
- NRS 40.2512(1)(b)
- Repair and deduct ceiling
- $100 or 1 month's rent
- whichever is greater, within any 12 months
- NRS 118A.360(1), (4)
Before you sign
Application and screening fees
If you collect an application, credit report or background check fee and then rent the unit to someone else without doing the thing the fee paid for, refund the fee. You may not charge any of those fees for a minor who is a member of the applicant's household. Nevada's landlord and tenant chapter sets no dollar limit on these fees.
More detail (4)
- For this rule, a household means people living in the same home who are related by blood, adoption, marriage or domestic partnership, and a minor is anyone under 18. NRS 118A.306(3)
- When a prospective tenant asks, give them a copy of the written lease they would sign. NRS 118A.235
- If the property is in any foreclosure proceeding, tell the prospective tenant in writing. NRS 118A.275 See Required disclosures and lease language
- Advertising that shows a preference based on a protected characteristic, or refusing to rent because of one, is barred. NRS 118.100 See Fair housing
Fair housing
Nevada's Fair Housing Law bars refusing to rent, setting different terms, deposits or services, or advertising a preference because of race, religious creed, color, national origin, disability, sexual orientation, gender identity or expression, ancestry, familial status or sex. It also bars falsely saying a unit is unavailable and interfering with anyone exercising these rights.
More detail (6)
- Allow a tenant with a disability to make reasonable modifications at the tenant's own cost when needed to use the home, and make reasonable accommodations in rules, policies and services. Where reasonable, you may require restoration at move-out, reasonable wear and tear excepted. NRS 118.101(1), (2)
- You may not refuse to rent to a person with a disability solely because an animal that assists, supports or serves the person will live there. You may ask for proof, such as a health care provider's statement. NRS 118.105
- An owner of no more than three single-family houses who rents without a real estate licensee, and an owner living in a building of up to four units, are generally outside the law's definition of a dwelling, subject to limits on recent transactions, but the advertising ban still covers them. NRS 118.060(2) NRS 118.100(3)
- A tenant may file a complaint with the Nevada Equal Rights Commission or sue in district court for actual and punitive damages, costs and attorney's fees, and a violation is a defense to an eviction. NRS 118.110 NRS 118.115 NRS 118.120
- Familial status means living with a child under 18 in one's lawful custody or with the custodian's written permission, being pregnant, or being in the process of obtaining custody. NRS 118.065
- The state animal-proof provision must be considered with independent federal limits on disability inquiries and reasonable accommodations. Federal rules generally bar inquiries about an applicant's disability or its nature or severity, while allowing specified inquiries made uniformly, including ability to meet tenancy requirements and eligibility for disability-specific housing. The accommodation regulation includes a guide dog under a no-pets policy and a needed reserved parking space as examples. Review the particular request under current law. NRS 118.105 24 CFR 100.202 and 100.204
The lease says the landlord follows federal, state and local fair housing law and will consider requests for reasonable accommodations and modifications; when the landlord accepts vouchers, it says all lawful sources of income are considered.
Required disclosures and lease language
Every written Nevada lease must be signed by both sides and must cover: the term; the rent, stated as one maximum total figure, and how and when it is paid; occupancy by children and pets; included services; required fees and deposits and the conditions for refund; late, partial payment and dishonored check charges; your inspection rights; who will live there; who pays which utilities; a signed inventory and condition record; a summary of the public nuisance law; how to report nuisances and code violations; and the tenant's rights to display the United States flag and religious or cultural items.
More detail (8)
- A written lease for a single-family residence (a building of four or fewer units, not a manufactured home) that is not signed by an agent holding a Nevada property management permit must carry, at the top of the first page and in type at least twice as large as any other in the lease, a disclosure about the rebuttable presumptions of lawful occupancy and a statement that the lease is valid either way. NRS 118A.200(4), (10)
- Give the tenant one free copy of the signed lease when it is signed, and further copies on request for a reasonable fee. NRS 118A.200(2)
- If the property is the subject of any foreclosure proceeding, disclose that in writing to a prospective tenant. A willful failure is a deceptive trade practice. NRS 118A.275
- Disclose in writing, at or before the start of the tenancy, the managers, a Nevada agent for service of process and the owner, with an emergency telephone number. NRS 118A.260 See Owner and manager identity
- The public nuisance law makes it a misdemeanor to commit or maintain a public nuisance, to willfully fail to remove one, or knowingly to let a building be used for one. NRS 202.470
- You may set reasonable rules on the placement and manner of a flag or religious or cultural display. The religious or cultural display protection does not cover a display larger than 36 by 12 square inches or one that blocks a door or breaks the law; for door work, give 7 days' written notice before removing it and restore it within 72 hours after the work. NRS 118A.325 NRS 118A.327
- A lease may not waive the tenant's rights under the chapter, authorize a confession of judgment, make the tenant pay your attorney's fees (a lease may award reasonable fees to whoever prevails in court), or excuse you from liability for your own acts. Such a term is void, and the tenant may recover actual damages caused by including it. NRS 118A.220
- Unless the written lease makes the tenant pay the property tax or otherwise provides for calculating it and telling the tenant, deliver each July and whenever the rent changes a statement showing the part of each rent payment that represents property taxes. NRS 118.165(1), (3)
Flood disclosure
Partly readNevada's landlord and tenant chapter has no flood disclosure rule. Other Nevada law was not checked for one.
Owner and manager identity
At or before the start of the tenancy, give the tenant in writing the name and address of the people authorized to manage the premises, of a person in Nevada authorized to accept service of process and notices for you, and of the principal or corporate owner, plus a telephone number where a responsible person living in the county or within 60 miles can be reached in an emergency. Keep the information current.
More detail (5)
- Instead, you may post the information in every elevator and one other conspicuous place, or in at least two conspicuous places in a building without an elevator. NRS 118A.270
- After a tenant's demand, a landlord who fails to disclose owes the tenant actual damages or $25, whichever is greater. NRS 118A.410
- Someone who signs a lease for you without making the disclosure becomes your agent for service of process and for your duties; serving the manager or named agent counts as serving you. NRS 118A.260(3), (4)
- After a voluntary sale, the new owner takes over the lease and must notify each tenant within 30 days where to pay rent, that the lease continues, and how much deposit it holds. NRS 118A.349
- After a foreclosure sale of a building of four or fewer units, a tenant who is not named on the mortgage or deed gets a notice of the change of ownership and at least 60 days after it (one rental period, for a tenancy with a period shorter than a month) before removal. NRS 40.255(2), (4), (8)
Deposits, rent and fees
Security deposit limit
The security deposit, any surety bond and any last month's rent you collect may not add up to more than three months' periodic rent. A security deposit is any payment, fee or charge that is to be used to cover unpaid rent, repair damage beyond normal wear, or clean the unit, whatever it is called.
More detail (5)
- Periodic rent is the monthly amount for a fixed-term or month-to-month tenancy, the weekly amount for a week-to-week tenancy, and one twelfth of the yearly amount for a tenancy paid annually. NRS 118A.125
- With your consent, a tenant may buy a surety bond instead of paying all or part of the deposit. You do not have to accept a bond, and you may not require one. NRS 118A.242(2), (3)
- A payment to secure an option to buy the property, and a premium paid to a surety company for a bond, are not security deposits. NRS 118A.240(2)
- No lease may call a deposit nonrefundable or waive the tenant's deposit rights. The one exception is a reasonable nonrefundable cleaning charge; any other such term is void. NRS 118A.242(8)
- If a tenant with a disability asks to make reasonable modifications at the tenant's own cost, you may not raise the usual deposit because of the request. You may take an extra deposit only if it is needed to restore the unit, does not exceed the actual restoration cost, and is kept in an interest-bearing account with the interest paid to the tenant. NRS 118.101(3), (4)
Returning the deposit
No later than 30 days after the tenancy ends, for any reason, give the tenant an itemized written accounting of the deposit and return whatever remains, either by handing it to the tenant at the place where rent is paid or by mailing it to the tenant's present address (or last known address, if the present one is unknown). You may keep only what is reasonably needed to cover unpaid rent, repair damage the tenant caused beyond normal wear, and pay the reasonable cost of cleaning.
More detail (7)
- If you fail or refuse to return the remainder within 30 days after the tenancy ends, you owe the tenant the entire deposit plus an added sum the court sets of up to the entire deposit. The court weighs whether you acted in good faith, the course of dealing between you, and the harm to the tenant. NRS 118A.242(6), (7)
- Normal wear is deterioration that happens without negligence, carelessness or abuse by the tenant, a household member or a guest. NRS 118A.110
- When a surety bond was used, a tenant who disputes an item may send a written dispute to the surety. If it is sent within 30 days after the tenant received the accounting, the surety may not report your claim to a credit reporting agency unless it wins a judgment against the tenant. NRS 118A.242(5)
- The tenant's claim to the deposit comes ahead of the claims of your creditors. NRS 118A.242(9)
- When the tenant asks, give a signed written receipt for the deposit, any surety bond and any other payment, including rent. The tenant may hold back rent until you offer the receipt. NRS 118A.250
- When your interest in the unit ends by sale or otherwise, within a reasonable time either tell the tenant in writing the successor's name, address and telephone number and that the remaining deposit was transferred, or return it to the tenant. Before recording a deed, transfer the deposits to the buyer in writing or tell the buyer in writing that they were returned. The successor must accept the existing deposit and may not demand a new one during the lease term. NRS 118A.244
- A tenant who ends the lease under the domestic violence, harassment, sexual assault or stalking section may not have the deposit withheld for the early termination. NRS 118A.345(5) See Ending a fixed-term lease early
The lease promises the itemized accounting and the return of the remainder within 30 days after the tenancy ends, in person where rent is paid or by mail, states the penalty for missing the deadline, and gives the tenant the right to a signed receipt.
Deposit account and interest
Partly readNevada's landlord and tenant chapter does not require you to hold deposits in a separate account or to pay interest on them. The one interest rule found in the laws read for this page covers an extra deposit taken because a tenant with a disability will modify the unit: it must be kept in an interest-bearing account, with the interest paid to the tenant. Trust account rules for licensed property managers were not read for this page.
NRS chapter 118A NRS 118.101(4)
More detail (1)
- The tenant's claim to the deposit comes ahead of the claims of your creditors. NRS 118A.242(9)
Move-in condition
Every written lease must contain a signed record of the inventory and condition of the parts of the premises under the tenant's exclusive custody and control. Using a written lease that leaves out a required subject is unlawful.
NRS 118A.200(3)(k) NRS 118A.200(9)
More detail (2)
- Without a written lease, the law presumes, until shown otherwise, that apart from normal wear the tenant will return the premises in the same condition as when the tenancy began. NRS 118A.200(5)(d)
- You must deliver possession at the start of the term in a habitable condition. NRS 118A.280 See Repairs and habitability
Rent payments and late fees
A late fee must be set out in the lease and be reasonable, and it may not exceed 5 percent of the periodic rent. In any tenancy longer than week to week, no late fee may be charged until at least 3 calendar days after rent is due. The maximum late fee may not be increased because a late fee was charged before. Rent is due without demand at the time and place agreed.
More detail (6)
- Everywhere you state the rent, in the lease or in a listing, state it as one figure: the maximum total periodic rent, including every mandatory fee on top of base rent. You may not charge more than that figure. NRS 118A.200(6), (7)
- The one exception is a monthly electric, gas or water charge equal to the unit's actual bill, when the utility cannot contract with the tenant directly (or, for water, the building is master-metered). The rent figure must carry an asterisk at least half its type size, tied to a statement on the same page that explains the charge. NRS 118A.200(8)
- A tenant may sue over a violation of the single-figure rule and recover damages, costs and attorney's fees, plus $250 for each violation that involved deception. NRS 118A.405
- Offer at least one way to pay rent and other charges that costs the tenant nothing and needs no bank account information; a check still counts. If you take payments through a website or portal, any fee you charge for it may not exceed the operator's fee and must be separately identified in the lease. NRS 118A.303
- Without an agreement on the point, rent is due at the start of the tenancy and equals fair rental value. A tenancy with no definite term is week to week when rent is paid weekly and month to month otherwise. NRS 118A.210(2), (3)
- During a federal, state or tribal government shutdown, a rent due date is unenforceable against an affected worker and household members, and you must accept rent for the shutdown period for up to 30 days after it ends. If the shutdown lasts 30 days or more, you may ask a court for relief on grounds of undue hardship. NRS 118A.310(2) NRS 118A.315
The lease charges the late fee only after the grace period, never fewer than 3 calendar days, restates the 5 percent cap and the rule against raising the maximum, and states the rent as one maximum total figure with a fee-free payment method and no portal fee. The lease builder lowers a late fee above 5 percent to the cap and raises a grace period under 3 days to 3.
Returned payment fee
Partly readEvery written lease must state any charge for a dishonored check. After you serve a notice to pay rent or surrender, you may not refuse the rent because the tenant has not paid collection fees, attorney's fees or other costs. The statute carves out rent, a reasonable charge for late payment or a dishonored check, and a security deposit, so those may still be required with the rent. No section read for this page sets a dollar limit on a returned payment fee; other Nevada law on bad checks was not read.
NRS 118A.200(3)(g) NRS 40.253(11)
More detail (2)
- Without a written lease, the law presumes, until shown otherwise, that the tenant pays no charge for late or partial payments or for dishonored checks. NRS 118A.200(5)(c)
- Rent includes reasonable and actual late fees set out in the lease; the definition does not mention dishonored check charges. NRS 118A.150
Rent increases
Before raising the rent, serve the tenant a written notice at least 60 days before the first rent payment that goes up, or at least 30 days before it for any periodic tenancy shorter than one month, such as week to week. Nevada's landlord and tenant chapter sets no limit on the size of an increase.
More detail (2)
- A rent increase made in retaliation for a protected tenant action is barred, but an increase applied uniformly to all tenants is not retaliation. NRS 118A.510(1), (3)(d) See Retaliation
- A landlord's rule or regulation is enforceable only if, among other conditions, it does not affect the tenant's obligation to pay rent or other charges. NRS 118A.320(1)(f)
The lease states the 60-day notice (30 days for a tenancy shorter than a month) and that the rent does not change during a fixed term unless the lease says so. Rentari's Nevada rent increase notice uses 60 days.
During the tenancy
Landlord entry
Except in an emergency, give the tenant at least 24 hours' notice before entering and enter only at reasonable times during normal business hours, unless the tenant expressly agrees to shorter notice or to entry outside business hours for that particular entry. Do not abuse the right of access or use it to harass the tenant.
More detail (5)
- The tenant may not unreasonably refuse entry to inspect, make necessary or agreed repairs or improvements, supply necessary or agreed services, or show the unit to buyers, lenders, prospective tenants, workers or contractors. NRS 118A.330(1)
- You may enter without the tenant's consent in an emergency. NRS 118A.330(2)
- You have no other right of access except under a court order, after the tenant has abandoned or surrendered the unit, or to do remedial work under the 14-day notice procedure for tenant breaches. NRS 118A.330(4) NRS 118A.440
- If the tenant refuses lawful access, you may get a court order compelling access or end the lease, and recover actual damages. If you enter unlawfully, enter in an unreasonable manner or make repeated harassing demands, the tenant has the same remedies against you. NRS 118A.500
- Every written lease must address the landlord's inspection rights. NRS 118A.200(3)(h)
The lease requires at least 24 hours' notice (or the longer notice the landlord sets) and entry during normal business hours, allows emergency entry, lists the only other grounds for access, and states both sides' remedies.
Repairs and habitability
Keep the unit habitable at all times during the tenancy. A unit is not habitable if it violates housing or health codes on health, safety, sanitation or fitness, or if it substantially lacks weatherproofing, working plumbing, hot and cold running water connected to an approved sewage system, adequate heat, safe electrical systems, garbage receptacles, clean and pest-free common areas, sound floors, walls, ceilings, stairs and railings, or working ventilation, air conditioning and other appliances you supply.
More detail (5)
- You may not charge the tenant any fee for repairs or maintenance that are your duty, including the deductible or copayment on a home warranty or service contract. You may charge for work needed because of a condition the tenant, a household member or a guest caused deliberately or negligently. NRS 118A.290(4), (5)
- A tenant may agree to do specified repairs or minor remodeling only in good faith and only if it does not reduce your duties to other tenants. An agreement made because you refused to do repairs you owe is not in good faith. NRS 118A.290(2), (3)
- Arrange garbage removal unless you and the tenant agree otherwise in writing. NRS 118A.290(1)(f)
- The tenant must keep the occupied areas clean and safe, dispose of waste properly, use appliances and fixtures reasonably, not damage the premises, and not disturb the neighbors. NRS 118A.310(1)
- If fire or another casualty substantially impairs the unit, you may end the lease; the tenant may move out and end it by notice within 7 days, or stay in the usable part with rent reduced in proportion, unless the tenant caused the damage. NRS 118A.400
The lease restates the habitability duty and the ban on charging the tenant for your repair duties, including warranty deductibles, except for damage the tenant caused.
Tenant repair remedies
The remedies start with the tenant's written notice, except in narrow cases such as when a government inspector has already notified you in writing of the condition. For a material failure to keep the unit habitable that you do not fix, or make best efforts to fix, within 14 days, the tenant may end the lease immediately, recover actual damages, ask a court for relief, or withhold rent without late fees until you fix it or try in good faith. For essential services such as heat, air conditioning, water, hot water, electricity, gas or a working door lock, the period is 48 hours, not counting weekends and legal holidays.
NRS 118A.355 NRS 118A.360 NRS 118A.380
More detail (7)
- Withheld rent is a defense to eviction only if the tenant deposits it into the escrow account the justice court sets up for that purpose. NRS 118A.355(5)
- Repair and deduct: when the reasonable cost is less than $100 or one month's periodic rent, whichever is greater, and you do not use best efforts within 14 days after written notice (or sooner in an emergency), the tenant may have the work done in a workmanlike manner and deduct the actual and reasonable cost after giving you an itemized statement. Your liability is capped at that amount within any 12-month period. NRS 118A.360(1), (4)
- You may name, in the lease or otherwise, the person or firm, or the class of qualified people, who must do repair-and-deduct and essential-service work. NRS 118A.360(2)
- For a lost essential service, the tenant may also buy reasonable amounts of it and deduct the cost, recover damages, or move to comparable housing with rent abating. Withholding rent for a lost service requires the tenant to be current on rent when giving notice, and a tenant who uses this remedy may not also use the general lease-breach remedy or repair and deduct for the same breach. NRS 118A.380
- For any other failure to comply with the lease, the tenant gives written notice; if you do not remedy it or make a reasonable effort within 14 days, the tenant may end the lease, recover actual damages or ask a court for relief. NRS 118A.350
- No remedy is available for a condition the tenant, a household member or a guest caused. A tenant who ends the lease under these sections gets back prepaid rent and the recoverable deposit. NRS 118A.355(2), (3) NRS 118A.380(5)
- If you fail to deliver possession at the start of the term, rent abates and the tenant may end the lease on at least 5 days' written notice or demand possession. NRS 118A.370
The lease sets out all three remedies with their 14-day and 48-hour periods, the escrow requirement, the $100 or one month's rent ceiling within 12 months, and the landlord's right to name who does the work.
Locks and security devices
Nevada's landlord and tenant chapter has no general list of required locks and no rule to rekey between tenants. A functioning door lock is one of the essential items the repair remedies protect: if you willfully or negligently fail to supply one and the unit becomes unfit, the tenant may use the 48-hour remedies.
More detail (3)
- A tenant who gave notice ending the lease as a victim of domestic violence, harassment, sexual assault or stalking, or a cotenant or household member, may require you to install a new lock, by rekeying or replacing the mechanism, if the requester pays for it. You may keep a key but may not give one to the adverse party named in the documents, or let that person in to reclaim property unless a law enforcement officer is present. NRS 118A.345(8), (9)
- In a complex of more than 50 units on one parcel in a county of 100,000 or more people (more than 30 units in a smaller county), you must require background checks for employees with key access, keep written key policies, and keep a key log on the premises. NRS 118A.332
- In housing operated only for people 55 and older, an employee who works 36 hours or more a week with access to all units must hold a sheriff's work card, with exceptions such as permitted property managers. NRS 118A.335
The lease requires the landlord to provide working exterior locks, bars lock changes without consent except as the law allows, and restates the victim's right to a new lock at the requester's cost.
Smoke alarms
Partly readNevada's landlord and tenant chapter has no smoke alarm section. A unit that violates a housing or health code on safety is not habitable, so any alarm rule in the codes that apply to the building matters here. State fire safety law and building and fire codes were not read for this page.
More detail (1)
- The habitability duty includes compliance with housing and health codes concerning health and safety. NRS 118A.290(1) See Repairs and habitability
The lease requires working smoke and carbon monoxide detectors at move-in and bars the tenant from disabling them.
Retaliation
You may not end or refuse to renew a tenancy, raise the rent, cut essential services, or bring or threaten an eviction in retaliation because the tenant made a good-faith code complaint to a government agency, complained to you or the police about a violation of the landlord and tenant law or a criminal statute, joined or organized a tenants' union, raised habitability in a court or agency proceeding, caused a citation to be issued through such a complaint, refused to consent in writing to a rule adopted after signing, complained of housing discrimination, was a victim of domestic violence, harassment, sexual assault or stalking or ended the lease for that reason, or is a government worker paying rent late during a shutdown as the law allows.
More detail (4)
- A tenant who suffers retaliation has the lockout remedies, including actual damages and up to $2,500 set by the court, and a defense to the eviction. NRS 118A.510(2) NRS 118A.390
- It is not retaliation if the code violation was caused mainly by the tenant's lack of care, the tenancy is ended with cause, repairs ordered by a citation require the unit to be vacant, or the rent increase applies uniformly to all tenants. NRS 118A.510(3)
- You may not evict, fine or otherwise penalize a tenant solely because the tenant or someone in the home called police, fire or emergency medical services believing it was needed, no matter how many earlier calls. You may still act on a nuisance or lease breach a peace officer discovers; the tenant, the landlord or the district attorney can sue over a violation. NRS 118A.515
- Cause for ending a tenancy means nonpayment of rent, nonpayment of utility charges you bill separately, failure to meet the tenant's basic duties, valid rules or lease terms, or condemnation. NRS 118A.060
The lease lists all nine protected grounds, the remedies and the four exceptions, and adds the rule against penalizing a tenant for calling for emergency help.
Lockouts and utility shutoffs
You may not take back the unit, lock the tenant out, or cut or reduce essential services to force the tenant out. Possession comes back only through a court action, a surrender by the tenant, or an abandonment. A landlord who unlawfully removes or excludes a tenant or willfully interrupts an essential service owes actual damages, up to $2,500 set by the court, or both, and the tenant may get back in or end the lease.
More detail (5)
- The tenant may file a verified complaint for expedited relief within 5 judicial days after the lockout or shutoff; the court holds a hearing within 3 judicial days and may order the unit or service restored, award damages and hold you in contempt. NRS 118A.390(4) to (6)
- To exclude includes blocking entry or making the unit uninhabitable by interrupting electricity, gas, water or other essential services. NRS 118A.090
- Seizing a tenant's belongings for rent is abolished; a lien on household goods is enforceable only through attachment or garnishment, and a landlord who keeps them owes the lockout damages. NRS 118A.520
- Once a tenant files an affidavit contesting a summary eviction notice and you receive a file-stamped copy, you may not lock the tenant out. NRS 40.253(4)
- For 5 days after an eviction or lockout, give the former tenant a reasonable chance to retrieve essential personal effects such as medicine, baby formula, basic clothing and personal care items; the court can award up to $2,500 if you do not. NRS 118A.460(3) NRS 40.253(9), (10)
The keys clause says nothing in the lease lets the landlord change locks or exclude the tenant except through the courts, and the essential services remedy is in the repair clause.
Ending a tenancy
Ending a month-to-month tenancy
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)
More detail (6)
- 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
The lease sets 30 days' written notice (7 for week to week) for either side, states the 60-and-older, disability and shutdown extension rights, and says the tenant's notice matches the landlord's. Rentari's Nevada notice to vacate and non-renewal notice print the required statement.
Ending a fixed-term lease early
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
More detail (8)
- 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
The lease restates the victim's termination right, the documents, the 90-day window and the lock and confidentiality rules, and the age, disability and death rights; the estate of a sole tenant who dies stays liable subject to the landlord's duty to mitigate. The federal servicemember clause is also included.
Notice for unpaid rent
When rent is unpaid, serve a written notice to pay the rent or surrender the unit within seven judicial days after service. The notice may be served any time after rent is due.
More detail (5)
- The notice must name the court with jurisdiction and tell the tenant of the right to file an affidavit with that court, within the notice period, stating that the rent was paid or is not in default; that the court may order the sheriff or constable to remove the tenant; and that a tenant who is unlawfully locked out or has essential services cut off may seek relief. NRS 40.253(1)(a), (3)
- Unlawful detainer notices are generally served by a sheriff, constable, licensed process server or an attorney's agent: in person, by leaving a copy with a suitable person at home or work and mailing one, or by posting and mailing if neither works. The summary eviction section adds its own delivery rules. NRS 40.280(1)
- For a weekly tenancy that has lasted no more than 45 days, you may instead require payment by noon of the fourth full day after service. If that notice cannot be delivered in person, post and mail it; a sheriff or constable will serve it only with the tenant's signed move-in acknowledgment of the eviction procedure. NRS 40.253(1)(b), (2)
- The notice periods set by statute cannot be shortened by the lease. NRS 40.252(1)
- The notice rules do not apply to a federal, state or tribal worker, or a household member, who proves the shutdown status to you during a government shutdown. NRS 40.2512(2) NRS 40.253(12)(b)
The lease says nonpayment is handled by a written notice to pay or surrender giving seven judicial days. Rentari's Nevada pay-or-quit notice counts the seven days as business days.
Notice for other lease violations
For a breach of the lease or the tenant's basic duties other than unpaid rent, serve a written notice to perform or surrender. The tenant has 5 days after service to cure; if the breached term cannot afterwards be performed, no notice is needed. Some serious breaches allow a 3-day notice to surrender with no chance to cure.
NRS 40.2516(1) NRS 40.251(1)(b)(2)
More detail (5)
- A 3-day notice to surrender applies when the tenant sublets or assigns against the lease, commits or allows waste, runs an unlawful business, maintains a nuisance that unreasonably obstructs the use of property and harms other tenants or neighbors, or violates the controlled substance laws on the premises. NRS 40.2514
- Under the landlord and tenant chapter, the written notice specifies the breach; if the tenant does not remedy it or use best efforts within 5 days after receiving it, you may end the lease. A tenant who cannot fix it can avoid termination by letting you fix it and paying the reasonable cost. NRS 118A.430
- If the breach can be fixed by repair, replacement or cleaning, you may instead give 14 days' written notice; if the tenant does not use best efforts to comply, you may do the work and bill the tenant, payable as rent on the next rent date. NRS 118A.440
- You may also recover damages and get a court order against the tenant's breach. NRS 118A.420
- The lease cannot shorten these notice periods. NRS 40.252(1)
The lease says a breach other than nonpayment is handled by a 5-day notice to perform or surrender, within which the tenant may cure.
Eviction process
Nevada has a summary eviction process run through the justice court. During the notice period the tenant may file an affidavit contesting it, which leads to a hearing; if the tenant neither pays nor files, you may file an affidavit of complaint, and the court may order the sheriff or constable to post a removal order within 24 hours and remove the tenant between 24 and 36 hours after posting. A formal unlawful detainer suit is also available.
More detail (9)
- Your affidavit for a nonpayment case must state when the tenancy began, the periodic rent, any deposits paid beyond the first month's rent, when rent became late, how long the tenant has stayed without paying, the amount claimed, and that the notice was properly served, with copies of the notice and the signed lease. NRS 40.253(5)(a)
- If the court finds a legal defense, the case moves to a formal unlawful detainer action. NRS 40.253(6)
- The summary process also covers the other unlawful detainer grounds, including an expired notice to quit, a breach notice and a 3-day notice; the tenant has until the fifth judicial day after service to contest. NRS 40.254
- Either side may appeal a summary eviction order within 10 judicial days; a $250 bond stays execution, and a tenant who stays during the appeal must keep paying rent as it comes due. NRS 40.385
- In a formal unlawful detainer case, a judgment for the landlord includes the rent due and three times the damages assessed; after a nonpayment judgment on an unexpired lease, the tenant has 5 days to pay the judgment and costs and keep the lease. NRS 40.360
- In an action for nonpayment, the tenant may counterclaim. If judgment is delayed, the court must have a tenant who stays deposit a reasonable amount, up to one day's rent for each day until the new hearing, and a tenant who does not deposit it within 24 hours after the original hearing loses the hearing and faces judgment for eviction. NRS 118A.490
- An eviction case file is sealed automatically when the case is dismissed, 10 judicial days after a denial, or 31 days after the tenant's affidavit if you have not filed your complaint within 30 days; the court may also seal it on motion or by agreement. NRS 40.2545
- Justice courts hear possession cases between landlord and tenant when damages claimed do not exceed $15,000 or none are claimed. NRS 4.370(1)(g)
- Prepare a dated case file with the signed lease and amendments, rent ledger and payment records, the actual notice, the authorized server’s proof of service, and relevant messages, repair records or photos. Match each item to the reason stated in the notice and explain any disputed payment or charge. Check the particular court’s current forms and exhibit instructions, and organize copies in date order. A tracking receipt or software record does not replace lawful service, and a possession case should not be treated as an automatic award of every amount claimed. NRS 40.253 NRS 40.280(1)
The lease says actions go to the justice court or district court where the home is located and that summary eviction is heard in justice court.
Property left behind
Store property a former tenant abandoned or left after an eviction safely for 30 days after the abandonment, eviction or end of the rental period. You may charge reasonable and actual costs of inventory, moving and storage before releasing it. After the 30 days, you may dispose of it only if you made reasonable efforts to find the tenant, mailed a written notice of your intent to dispose of it, and 14 days have passed since that notice.
More detail (5)
- Mail the notice to the tenant's present address, or the last known address if the present one is unknown. Vehicles are handled under the abandoned vehicle law. NRS 118A.460(1)(b), (c)
- During storage you are liable only for your own negligent or wrongful acts. The tenant may ask the court, by motion within 20 days, to decide a dispute over your storage charges. NRS 118A.460(1)(a), (2) NRS 40.253(7), (8)
- When you do not know of an abandonment, it is presumed if the tenant is absent for half a rental period, the rent is not current, and the tenant has not given written notice of an intended absence. NRS 118A.450
- If you reasonably believe the unit is abandoned and rent is in default, you may serve a written notice saying so; unless the tenant pays and gives written notice of the intent not to abandon, with an address for service, within 5 days, the unit is deemed abandoned and the lease ends. NRS 118.195 NRS 118.205
- Give a former tenant a reasonable chance to retrieve essential personal effects during the 5 days after an eviction or lockout. NRS 118A.460(3) See Lockouts and utility shutoffs
The abandonment clause promises to handle property left behind as the law requires and to store it for at least the number of days the lease states, 30 by default.
Small claims and justice court
Small claims cases in justice court cover claims for money only up to $10,000. File in the township where the defendant lives, does business or works, or where an injury to person or property happened or a contract obligation was to be performed. Neither side recovers attorney's fees in small claims, except in narrow cases the statute lists.
More detail (4)
- A business entity may be represented by its director, officer or employee. NRS 73.012
- No attachment or garnishment is allowed before judgment; after judgment, execution works as in other justice court cases. NRS 73.020
- The losing party pays the costs. NRS 73.030
- Outside small claims, justice courts hear contract claims up to $15,000, not counting interest, and possession cases between landlord and tenant. NRS 4.370(1)(a), (g)
More Nevada rules
Screening records and applicant notices
Keep a clear screening file: what each fee pays for, whether that service was performed, what report information you checked, and what notice the applicant received. Review the Nevada fee rules above before collecting money.
NRS 118A.306 FTC: landlord consumer-report guidance
More detail (3)
- For each permitted fee, record the service, payment and completion status. If you rent to someone else without performing the paid service, use those records to identify the required refund. Do not charge these fees for a household minor. Keep this fee record separate from the report’s findings and the rental decision. NRS 118A.306 See Application and screening fees
- Check that the report belongs to the applicant and that dates and case outcomes are complete. An eviction filing or criminal charge does not by itself establish the outcome. Address mistaken identity, duplicate records or missing results through the reporting company’s correction process; do not substitute a vague risk label for the actual information. Apply fair-housing requirements and any additional rules that cover the property. FTC: tenant background checks and rights See Fair housing
- If a consumer report contributes to a denial or less favorable rent, deposit or cosigner terms, give the required adverse-action notice. Include the reporting company’s name, address and phone number; explain that it did not make the decision and cannot explain your reasons; and state the rights to dispute inaccurate or incomplete information and request a free report from that company within sixty days of the notice. Keep the decision reasons and notice delivery record, restrict report access and dispose of reports securely when retention duties allow. Additional duties can apply to credit scores and investigative reports. FTC: landlord consumer-report guidance
Local rules
Rent control and local rules
Partly readNevada's landlord and tenant chapter sets no limit on how much rent may rise; it controls the notice. Whether cities or counties may regulate rent, and any local rental ordinances, were not read for this page.
More detail (2)
- A local law that conflicts with the protection for tenants who call for emergency help is void. NRS 118A.515(3)
- Justice courts must set up, by local rule, the escrow account for rent withheld over a habitability failure. NRS 118A.355(5)
Cities and the county may have their own rental, business license, building and code enforcement rules. They were not read for this page; check the codes where the property is located.
Cities and the county may have their own rental, building and code enforcement rules. They were not read for this page; check the codes where the property is located.
Local housing, building and health codes can add duties, and a unit that violates them is not habitable under state law. None was read for this page.
Nevada landlord questions
How much can I charge for a security deposit in Nevada?
The deposit, any surety bond and any last month's rent together may not exceed three months' periodic rent. With your consent, a tenant may buy a surety bond instead of all or part of the deposit, but you cannot require one.
When do I have to return the deposit?
No later than 30 days after the tenancy ends, with an itemized written accounting, handed to the tenant where rent is paid or mailed to the tenant's present or last known address. Missing the deadline makes you liable for the entire deposit plus up to that amount again as the court decides.
Can I make part of the deposit nonrefundable?
Only a reasonable cleaning charge. Any other lease term calling a deposit nonrefundable is void, and any fee meant to cover unpaid rent, damage or cleaning counts as a security deposit whatever it is called.
What late fee can I charge?
A reasonable fee set out in the lease, no more than 5 percent of the periodic rent, and none until at least 3 calendar days after rent is due in any tenancy longer than week to week. The maximum cannot rise because an earlier late fee was charged.
Can I list the rent as base rent plus separate fees?
No. Nevada requires the rent to appear as one figure: the maximum total periodic rent including every mandatory fee, and you may not charge more. The only exception is a separately flagged utility charge equal to the unit's actual electric, gas or water bill in the cases the statute allows.
How much notice do I need to raise the rent?
A written notice at least 60 days before the first increased payment, or 30 days for a periodic tenancy shorter than a month. Nevada's landlord and tenant chapter sets no limit on the amount.
How much notice do I need before entering?
At least 24 hours, and entry only at reasonable times during normal business hours, unless it is an emergency or the tenant expressly agrees to something else for that entry.
What notice starts an eviction for unpaid rent?
A written notice to pay the rent or surrender within seven judicial days after service. It must name the court with jurisdiction and explain the tenant's right to contest by affidavit.
How do I end a month-to-month tenancy?
Give at least 30 days' written notice (7 for week to week), and include a statement of the tenant's rights to ask for more time: 30 extra days for a tenant 60 or older or with a disability, and time through a government shutdown for affected workers.
Can my tenant break the lease early?
Yes, in two cases: a tenant, cotenant or household member who is a victim of domestic violence, harassment, sexual assault or stalking may end it with documentation, and a tenant 60 or older or with a disability may end it when relocating for care or after a spouse or cotenant dies. Otherwise, if a tenant leaves, you must make reasonable efforts to re-rent.
Can a tenant repair something and deduct it from rent?
Yes, for work costing less than $100 or one month's rent, whichever is greater, if you do not use best efforts within 14 days after written notice. You may name who does the work, and your liability is capped at that amount per 12 months.
What happens if I lock a tenant out or shut off utilities?
The tenant can get back in through an expedited court hearing and recover actual damages, up to $2,500 set by the court, or both. Possession comes back only through the courts, a surrender or an abandonment.
What do I do with belongings a tenant leaves behind?
Store them safely for 30 days; you may charge reasonable storage costs. After that, dispose of them only after reasonable efforts to find the tenant and a mailed written notice, with 14 days passing after the notice.
Can I charge application fees for everyone in the household?
Not for minors in the applicant's household. And if you rent to someone else without processing an applicant's application or running the check the fee paid for, refund that fee.
Statutes read for this page
- NRS chapter 118A, Landlord and Tenant: DwellingsRead in full, including each section's amendment history
- NRS chapter 40, sections 40.215 to 40.400 (forcible entry and unlawful detainer)Read in full
- NRS chapter 118, Nevada Fair Housing Law, property tax statement and abandonment by tenantRead in full (118.010 to 118.205)
- NRS chapter 73, Small ClaimsRead in full
- NRS chapter 4, Justices of the Peace1 section (4.370)
- NRS chapter 202, Crimes Against Public Health and Safety2 sections (202.470, 202.2483)
- Nevada screening and fair-housing rules, current selected reviewCurrent chapter118 full text and full118A.306 read October15,2026 (state site revisionApril15,2026). Existing fee/refund and modification-deposit guidance retained; whole118A not freshly reread. No current municipal code or full federal/case-law review.
- Current federal disability inquiry and accommodation rulesFull24CFR100.202 and100.204 read October15,2026; eCFR current throughOctober13. HUD animal guidance search text was stale, direct URL redirects home; withdrawal notice read and withdrawn2013/2020 notices not relied on. Full federal law and newer enforcement memoranda not reviewed.
Not read for this page (11)
- City and county codes, including those of Las Vegas, Henderson, Reno and Clark and Washoe counties.
- Smoke and carbon monoxide alarm rules outside the landlord and tenant chapter, including state fire safety law and building and fire codes.
- Any flood disclosure rule outside the landlord and tenant chapter.
- Other Nevada law on charges for dishonored checks.
- Trust account rules for licensed property managers and real estate brokers.
- Whether state law lets cities or counties regulate rent.
- The rebuttable presumptions of lawful occupancy that the first-page disclosure refers to.
- Court rules for justice court eviction and small claims cases, including local rules for the rent escrow account.
- Federal law: the lead-based paint disclosure, the Servicemembers Civil Relief Act and the federal Fair Housing Act.
- Mobile home parks and recreational vehicle lots, which have their own rules.
- Definitions borrowed from other chapters, such as domestic violence, harassment, stalking and the shutdown worker definitions, and the deceptive trade practice remedies.