Nevada residential lease agreement

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.

NRS 118A.306

• 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 on the Nevada page
• 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 on the Nevada page

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.

NRS 118.100

• 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

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.

NRS 118A.200(1), (3)

• 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 on the Nevada page
• 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)

Nevada's landlord and tenant chapter has no flood disclosure rule. Other Nevada law was not checked for one.

NRS chapter 118A

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.

NRS 118A.260(1), (2)

• 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)

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.

NRS 118A.242(1) NRS 118A.240

• 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)

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.

NRS 118A.242(4)

• 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 on the Nevada page

Nevada'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)

• The tenant's claim to the deposit comes ahead of the claims of your creditors. NRS 118A.242(9)

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)

• 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 on the Nevada page

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.

NRS 118A.210(1), (4)

• 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

Every 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)

• 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

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.

NRS 118A.300

• 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 on the Nevada page
• 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)

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.

NRS 118A.330(3)

• 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)

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.

NRS 118A.290(1)

• 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 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

• 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

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.

NRS 118A.380(1)

• 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

Nevada'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.

NRS chapter 118A

• The habitability duty includes compliance with housing and health codes concerning health and safety. NRS 118A.290(1) See Repairs and habitability on the Nevada page

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.

NRS 118A.510(1)

• 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

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.

NRS 118A.480 NRS 118A.390(1)

• 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)

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

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

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.

NRS 40.2512(1)(b) NRS 40.253

• 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)

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)

• 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)

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.

NRS 40.253 NRS 40.254

• 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)

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.

NRS 118A.460(1)

• 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 on the Nevada page

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.

NRS 73.010 NRS 73.040

• 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)

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

• 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 on the Nevada page
• 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 on the Nevada page
• 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

Nevada'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.

NRS 118A.300

• 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)