Landlord Guide to Renting in Nevada

Nevada permits both written and oral rental agreements. However, under the Statute of Frauds (Nev. Rev. Stat. § 111.220), any lease for a term exceeding one year must be in writing. Chapter 118A applies to most residential rental properties and establishes mandatory obligations that cannot be waived by the landlord or tenant.

• Oral leases are valid for terms of one year or less; longer terms must be in writing (Nev. Rev. Stat. § 111.220)
• Month-to-month tenancies are created when no fixed term is specified or when a tenant holds over after lease expiration
• Lease provisions waiving the landlord's duties under Chapter 118A are void (Nev. Rev. Stat. § 118A.200)
• Written leases must include the names of the parties, the premises address, the rent amount, the due date, and details about the security deposit

Under Nev. Rev. Stat. § 118A.242, the maximum security deposit is three months' rent. The landlord must return the deposit within 30 days after the tenant vacates. If the landlord withholds any portion, an itemized statement and any remaining balance must be provided.

• Maximum deposit: three months' rent (Nev. Rev. Stat. § 118A.242)
• Deposit must be returned within 30 days after the tenant vacates (Nev. Rev. Stat. § 118A.242)
• An itemized written statement of deductions must accompany any withheld amount
• The landlord may not commingle personal funds with the security deposit in a manner that makes accounting unclear

Nevada requires landlords to make several disclosures before or at lease signing. Additional federal disclosures may apply depending on the property's age.

• Lead-based paint disclosure for properties built before 1978 (42 U.S.C. § 4852d)
• Disclosure of the name and address of the person authorized to manage the premises and receive service of process (Nev. Rev. Stat. § 118A.260)
• Written notice of the tenant's right to a move-in inspection before occupancy (Nev. Rev. Stat. § 118A.242)
• Disclosure of any building or housing code violations that have not been corrected and that affect health or safety (Nev. Rev. Stat. § 118A.275)
• If the property is located in a common-interest community, disclosure of applicable HOA rules and fees

Rent is due on the date specified in the rental agreement. Nevada provides a statutory grace period for late rent: landlords may not charge a late fee unless the rent remains unpaid for 3 calendar days after the due date (Nev. Rev. Stat. § 118A.210). Late fees must be reasonable.

• Rent is due on the date stated in the lease
• A late fee may not be imposed until rent is 3 or more calendar days late (Nev. Rev. Stat. § 118A.210)
• Late fees must not exceed 5% of the amount of the periodic rent (Nev. Rev. Stat. § 118A.200)
• Landlords must issue a 7-day notice to pay rent or quit before filing an eviction for nonpayment (Nev. Rev. Stat. § 40.2512)

Under Nev. Rev. Stat. § 118A.290, landlords must maintain the premises in a habitable condition and comply with all applicable building and housing codes. The landlord must make repairs within 14 days of receiving written notice from the tenant, or within a shorter period if the condition constitutes an emergency.

• Maintain the property in compliance with all applicable building and housing codes affecting health and safety (Nev. Rev. Stat. § 118A.290)
• Provide and maintain essential services: plumbing, heating, cooling, electricity, hot and cold running water
• Make repairs within 14 days after receiving written notice from the tenant, or within 48 hours for emergency conditions (Nev. Rev. Stat. § 118A.355)
• Keep all common areas in a clean, safe, and sanitary condition

Nevada requires landlords to provide at least 24 hours' advance notice before entering a tenant's dwelling for non-emergency purposes (Nev. Rev. Stat. § 118A.330). Entry must be at reasonable times and for specified lawful reasons.

• At least 24 hours' written notice is required for non-emergency entry (Nev. Rev. Stat. § 118A.330)
• Entry must occur at reasonable times for repairs, inspections, or showing the unit to prospective tenants or buyers
• Emergency entry is permitted without notice when there is imminent danger to life or property
• A landlord who abuses the right of entry may be liable for damages and the tenant may obtain injunctive relief (Nev. Rev. Stat. § 118A.330)

Nevada does not have statewide rent control. However, landlords must provide 60 days' written notice before increasing rent on a month-to-month tenancy (Nev. Rev. Stat. § 118A.300). Rent cannot be increased during a fixed-term lease unless the lease expressly permits it.

• No statewide rent control in Nevada
• 60 days' written notice is required before a rent increase for month-to-month tenancies (Nev. Rev. Stat. § 118A.300)
• Rent cannot be increased during a fixed-term lease unless explicitly permitted in the lease
• Retaliatory rent increases are prohibited (Nev. Rev. Stat. § 118A.510)

Nevada's notice requirements depend on the type of tenancy and the reason for termination. The eviction notice provisions are found in Nev. Rev. Stat. Chapter 40 and Chapter 118A.

• Month-to-month tenancy: 30 days' written notice by either party (Nev. Rev. Stat. § 40.251)
• Week-to-week tenancy: 7 days' written notice by either party
• Nonpayment of rent: 7 judicial days' notice to pay or quit (Nev. Rev. Stat. § 40.2512)
• Material lease violation (other than nonpayment): 5-day notice to cure or quit (Nev. Rev. Stat. § 40.2516)

Evictions in Nevada are governed by Nev. Rev. Stat. Chapter 40 (summary eviction) and Chapter 118A. The landlord must serve the proper statutory notice before filing for eviction in justice court.

• Serve the appropriate statutory notice (7-day, 5-day, or 30-day depending on the grounds)
• If the tenant does not comply, file a summary eviction complaint or an unlawful detainer action in justice court (Nev. Rev. Stat. § 40.253)
• The court may issue an order of eviction; the tenant may contest by filing an affidavit
• If the court rules for the landlord, law enforcement executes the order of removal within 24 hours of the order

Nevada landlords must return the security deposit within 30 days after the tenant vacates the premises (Nev. Rev. Stat. § 118A.242). If any amount is withheld, an itemized statement of deductions must be provided.

• Return deadline: 30 days after the tenant vacates (Nev. Rev. Stat. § 118A.242)
• Permissible deductions: unpaid rent, damages beyond normal wear and tear, and costs of cleaning to restore the unit to its condition at move-in
• An itemized written statement of deductions must accompany any withheld amount
• Failure to return the deposit within the required period may result in the landlord forfeiting the right to withhold deductions