This is a summary of Nevada Landlord-Tenant laws that apply to residential (non-commercial) rentals. These references were compiled from the Nevada Revised Statutes, and various online sources to serve as a reference and for people wanting to learn about Nevada landlord-tenant laws, Nevada eviction laws, and Nevada renters’ rights.
However, this guide is not comprehensive and PayRent does not warrant the accuracy of this information. Statutes can change any time the state legislature passes a new law. Additionally, counties and cities may have different regulations. Given its limitations, this guide is not an adequate substitute for legal advice from a knowledgeable lawyer. If you are dealing with a landlord-tenant issue, you seek guidance from a qualified attorney. If you need help finding an attorney, we’ve included a list of attorney referral services in this guide.
Rules and Regulations Governing Nevada Landlord-Tenant Laws
- N.R.S. Title 10, Chapter 118 – Discrimination in Housing; Landlord and Tenant
- N.R.S. Title 10, Chapter 118A – Landlord and Tenant: Dwellings
- N.R.S. Title 10, Chapter 118B – Landlord and Tenant: Manufactured Home Parks
- N.R.S. Title 10, Chapter 118C – Landlord and Tenant: Commercial Premises
- N.R.S. Title 3, Chapter 40 – Actions and Proceedings in Particular Cases Concerning Property
Nevada Lease Terms Provisions
Security Deposits
- What is the maximum allowable security deposit?
The security deposit cannot exceed three months’ rent. (NRS § 118A.242(1))
- Are security deposits required to earn interest?
No. There is no Nevada law requiring security deposits to earn interest.
- Do landlords need to store security deposits in a separate bank account?
No. There is no Nevada law requiring security deposits to be stored in a separate bank account.
- Are non-refundable fees, such as pet fees, prohibited?
No. There is no Nevada law forbidding non-refundable fees or limiting the amount that landlords can charge.
- How long do landlords have to return security deposits?
30 days. (NRS § 118A.242(4))
- Can landlords withhold security deposits?
Yes. Landlords can use the deposit to remedy any default of the tenant in the payment of rent,
repair damages to the premises other than normal wear and tear, and clean the dwelling unit. (NRS § 118A.242(2))
- Are landlords required to itemize damages and fees deducted from security deposits?
Yes. The landlord must provide the tenant with an itemized written accounting of the disposition of the security or surety bond. It must be handed it to the tenant personally at the place where the rent is paid, or mailed it to the tenant at the tenant’s present address or, if that address is unknown, at the tenant’s last known address. (NRS § 118A.242(4))
- Do landlords have to issue receipts upon receiving security deposits?
Yes, but only upon the tenant’s request. (NRS § 118A.250)
- Are there any specific requirements for record-keeping for deposit withholdings?
No. There is no Nevada law specifying record-keeping requirements.
- What happens when a landlord does not return a security deposit within the required timeframe?
The landlord is liable to the tenant for damages in an amount equal to the entire deposit and for a sum to be fixed by the court of not more than the amount of the entire deposit. (NRS § 118A.242(6))
Rent
- Is there a cap on how much landlords can charge for rent? (rent control)
No. There are no rent control laws in Nevada.
- When is rent due?
Rent is due at the time and place agreed upon by the landlord and tenant. Unless the rental agreement establishes a definite term, the tenancy is from week to week in the case of a tenant who pays weekly rent, and in all other cases, the tenancy is from month to month. (NRS § 118A.210(1)-(2))
- Does rent need to be paid using a certain method of payment?
No. There is no Nevada law requiring a certain payment method for rent.
Fees
- Can landlords charge late fees when rent is late?
Yes. Landlords can charge a reasonable late fee of up to 5% of the rent payment. The maximum amount of the late fees cannot be increased based upon a late fee that was previously imposed. (NRS § 118A.210(4))
- Do landlords have to allow for a grace period for paying rent before charging late fees?
Yes. In a tenancy that is longer than week to week, no late fee may be charged or imposed until at least 3 calendar days after the date that rent is due. (NRS § 118A.210(4)(a)).
- Can landlords charge application fees?
Yes. There is no Nevada law forbidding application fees or limiting the amount that landlords can charge.
Nevada Landlord-Tenant Relations
Notices
- Are landlords required to provide tenants with notice of rent increases between lease terms?
Yes, landlords must provide 60 days’ notice, or, in the case of any periodic tenancy of less than 1 month, 30 days. (NRS § 118A.300)
- Are landlords required to provide tenants with notice of pesticide use on the property?
No. There is no Nevada law requiring landlords to provide tenants with notice of pesticide use on the rental property.
- What notice is required to terminate a fixed-end lease?
No notice is required — the lease ends on the date stated in the lease.
- What notice is required to terminate a week-to-week periodic tenancy?
7 days’ notice. (NRS § 40.251(1)(A)(1))
- What notice is required to terminate a month-to-month periodic tenancy?
30 days’ notice. (NRS § 40.251(1)(A)(2))
- Is notice of the date and time of the move out inspection required?
There is no statute in Nevada law covering this issue.
Entry Provisions
- When can landlords enter the rental premises with notice?
- To inspect the premises.
- To make necessary or agreed to repairs, decorations, alterations, or improvements.
- To supply necessary or agreed services.
- To show the unit to prospective or actual purchasers, mortgagees, tenants, workers, contractors, or other persons with a bona fide interest in inspecting the premises. (NRS § 118A.330(1))
- What notice must a landlord give a tenant before entering the rental unit?
The landlord must give the tenant at least 24 hours’ notice of intent to enter and may enter only at reasonable times during normal business hours. (NRS § 118A.330(3))
- When can landlords enter the rental premises without providing notice to their tenants?
- In case of an emergency. (NRS § 118A.330(2)
- Under court order. (NRS § 118A.330(4))
- When the tenant has abandoned or surrendered the premises. (NRS § 118A.330(4))
- To make repairs to conditions caused by the tenant’s failure to perform basic obligations. (NRS § 118A.330(4))
Landlord’s Duties (NRS § 118A.290)
- At the commencement of the rental term, landlords must deliver possession of the premises to tenant in compliance with the rental agreement and in a habitable condition (NRS § 118A.280).
- Landlords must ensure the dwelling has the following characteristics:
- Effective waterproofing and weather protection of roof and exterior walls, including unbroken windows and doors.
- Plumbing facilities that conformed to applicable law in effect at the time of installation, maintained in good working order.
- Water supply is approved under applicable law that is under the control of the tenant and capable of producing hot and cold running water.
- Adequate heating facilities that conformed with applicable law at the time of installation, maintained in good working order.
- Electrical lighting, outlets, wiring, and electrical equipment that conformed with applicable law at the time of installation, maintained in good working order.
- Building, grounds, and appurtenances kept in every part clean, sanitary, and free from all accumulations of debris, filth, rubbish, garbage, rodents, and vermin.
- An adequate number of appropriate receptacles for garbage.
- Floors, stairways, and railings are maintained in good repair. (NRS § 118A.290)
Tenant’s Duties (NRS § 118A.310(1))
- Tenants must comply with the terms of the rental agreement.
- Tenants must keep that part of the premises that the tenant occupies and uses as clean and safe as the condition of the premises permits.
- Tenants must dispose of all ashes, garbage, rubbish, and other waste cleanly and safely.
- Tenants must keep all plumbing fixtures as clean as their condition permits.
- Tenants must use all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other facilities and appliances including elevators in the premises in a reasonable manner;
- Tenants must not deliberately or negligently render the premises uninhabitable or destroy, deface, damage, impair, or remove any part of the premises or knowingly permit any person to do so.
- Tenants and their guests must conduct themselves in a manner that will not disturb the neighbors’ peaceful enjoyment of the premises.
Required Landlord Disclosures
- Landlord must disclose in writing at or before the commencement of the tenancy the name and address of the persons authorized to manage the premises and a person within a state authorized to act for and on behalf of the landlord for the purpose of service of process and receiving notices, and the principal or corporate owner. Also, landlord must disclose a telephone number at which a reasonable person who resides in the county or within 60 miles or where the premises are located may be called in case of emergency. (NRS § 118A.260).
- Landlords must inform tenant in writing if the property is subject to a pending foreclosure ( NRS § 118A.275).
- Before renting pre-1978 property, landlords must disclose all known lead paint hazards. Landlords must also provide tenants, as an attachment to a written lease, with an information pamphlet on lead-based paint hazards. (16 CFR 1303, 42 U.S. Code § 4852d) . If the landlord fails to disclose all known lead paint hazards, the landlord can face fines of up to $19,507 for each violation (24 CFR 30.65).
Nevada Renters’ Rights
- What are Nevada renters’ rights if landlords breach their duties? (See Landlord’s Duties)
If a landlord fails to comply with the rental agreement or their legal duties, the renter may deliver a written notice to the landlord identifying the issue(s). If the landlord does not remedy the breach within 14 days of receiving notice, the tenant may terminate the lease. (NRS § 118A.350); (NRS § 118A.355)
- Are tenants allowed to withhold rent for needed repairs or other breaches of their landlords’ duties?
If a landlord fails to comply with their legal duties, the renter may deliver a written notice to the landlord identifying the issue(s). If the landlord does not remedy the breach within 14 days of receiving notice, the tenant may withhold rent until the landlord has remedied, or has attempted in good faith to remedy, the condition. (NRS § 118A.355(1)(d))
- What are the protections for tenants against retaliation from their landlords for exercising their Nevada renter’s rights?
Nevada law prohibits landlords from terminating a tenancy, refusing to renew a tenancy, increasing rent or decreasing essential items or services, or bringing or threatening to bring an action for possession in retaliation if the tenant has engaged in protected activity such as complaining to a governmental agency, complaining to the landlord about a breach of landlord’s duties, or organizing or joining a tenant’s union or similar organization. (NRS § 118A.510)
Nevada Eviction Laws
- What are the reasons that landlords can evict tenants under Nevada eviction laws?
- Nonpayment of rent (NRS § 40.2512(1))
- Failure to perform tenant’s duties (NRS § 118A.430)
- Violation of lease terms / rental agreement (NRS § 118A.430)
- Illegal activity (NRS § 40.2514(3)); (NRS § 40.2514(5))
- The tenant remains in possession without the landlord’s consent after expiration or termination of the term of the rental agreement (holdover tenancy) (NRS § 40.251(1)(a))
- What notice do Nevada eviction laws require that landlords provide tenants before starting the eviction process?
- For evictions based on non-payment of rent, the landlord must give a 7-day notice to pay before starting the eviction process. (NRS § 40.2512(1))
- For evictions based on failure to perform tenant’s duties or violations of lease terms, the landlord must give a 5-day notice to cure before starting the eviction process. (NRS § 118A.430)
- For evictions based on illegal activity, landlords must give a 3-day notice of termination of the lease before starting the eviction process. Landlords do not have to permit the tenant to cure these types of breaches. (NRS § 40.2514(5))
- For evictions based on a holdover tenancy, landlords must provide the notice required to end the tenancy. If the tenant remains on the rental property after the termination date, the landlord can begin the eviction process without providing additional notice. (NRS § 40.251(1)(a))
- Do Nevada eviction laws allow landlords to use “self-help eviction” methods, such as locking a tenant out of the rental unit or shutting off the utilities?
No. If a landlord evicts a tenant using self-help methods, the tenant can choose to recover possession or terminate the lease. Tenants can recover the tenant’s actual damages, receive an amount not greater than $2,500 to be fixed by the court, or both. (NRS § 118A.390(1))
COVID-19 Changes to Nevada Landlord-Tenant Laws
- The CDC’s national eviction ban was effective through August 26, 2021, and is no longer in place.
- The federal Coronavirus Aid, Relief, and Economic Security (CARES) Act is no longer effective.
- Nevada executive order regarding a moratorium is no longer effective.
- Nevada Emergency Rental Assistance Program provides help rental assistance.
Squatter’s rights in Nevada
Under Homestead Act of 1862, individuals (squatters) can possess the property if they have lived there for a specific period of time, done so publicly, made repairs to the property, have deed to the property and have paid rent or taxes on this property.
Nevada has no specific laws recognizing squatters.
The squatter must live on the property for 15 years or more to claim adverse possession (NRS § 40.090). Also, he/she can live on the property for 5 years with color of title and pay taxes to be able to claim adverse possession (NRS § 40.090, NRS § 11.110, NRS § 11.150).
Related Links
Government
- Nevada Division of Insurance
- U.S. Department of Housing and Urban Development – Nevada
- Nevada Real Estate Division
- Nevada Judiciary System
- Nevada Office of the Attorney General
- Nevada Law Library
Legal Aid
Attorney Referral Services
Realtor and Landlord-Tenant Associations
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