Nevada Lease Agreements & Landlord-Tenant Law

While Nevada might be known for gambling and tourism, there are many other aspects that are drawing full-time residents. Nevada has something for every type of person. In Las Vegas, you get a party-centric environment and fantastic entertainment. Venture outside of the city, though, and you have access to beautiful landscapes and 300+ days of sunshine a year, which is perfect for all outdoor enthusiasts. When you factor in why people are moving to Nevada and how landlord-friendly the state is, investing in rental properties here is a great idea.

Laws that impact the rental market, landlords, and tenants are constantly being decided in states. Make sure you know what’s on your ballot – find Nevada voting information here.

Nevada Tenants’ Rights and Landlord Responsibilities

• Security deposit may not exceed the same value of one month of rent
• Must provide 24-hour notice before entering
• Must give a 45-day notice before raising rent
• Tenants are able to withhold rent under specific circumstances
• Landlords have 48 hours to make repairs

When it comes to Nevada rental laws, there are a few specifics landlords need to know:

1. Security Deposits – Nevada does not allow landlords to charge over the equivalent of one month’s rent for the security deposit. Landlords must return the security deposit within 30-days of the tenant moving out of the rental property.
2. Notice of Entry – Landlords must provide tenants a 24-hour notice before entering a property, even if they are entering to make repairs. The only exception to this rule is in case of an emergency.
3. Raising Rent – If a landlord decides to raise the rent, they must give renters a 45-day notice. For renters who are renting on a month-to-month basis, the landlord only needs to provide a 15-day notice.
4. Withholding Rent – If a landlord fails to provide necessary repairs, a tenant may pay for the repairs and take the cost out of their next rent payment.
5. Repairs – Nevada law requires landlords to make repairs within 48-hours of being notified by the tenant.

Nevada Landlords’ Rights and Tenant Responsibilities

• Tenants have five days to pay overdue rent before landlords are able to file for eviction
• Late fees cannot exceed 5% of rent
• Tenants have 30 days to claim abandoned property
• Tenants are expected to use all appliances in the manner in which they are meant to be used

1. Late Fees – Landlords must disclose late fees in the lease agreement. The fee cannot exceed 5% of the rent payment.
2. Eviction – If a tenant fails to pay rent on time, the landlord must give them a written notice and five days to complete the payment. If the tenant still does not make the payment, the landlord may file for eviction.
3. Abandoned Property – If a tenant leaves behind personal property after moving out, the landlord must store it for at least 30-days. After this period, the landlord may dispose of the property however they see fit.
4. Tenant to Maintain Property – Tenants are required to keep the property and plumbing fixtures clean. They must use all appliances in the way they are intended to be used and must conduct themselves in a way that will not disturb neighbors.

Criminal Background Check

HUD (Federal) laws do not classify criminal backgrounds as a protected class, but making a decision to rent based off a criminal background alone could lead to a discrimination charge as it impacts certain protected groups of people disproportionately.

However, if the criminal background check revealed a crime for the manufacture and distribution of drugs, homicide and/or stalking, denying the application is allowed.

Landlords should have a consistent and equal policy or procedure in place to follow regarding criminal background checks so as not to discriminate against one class of people over another.

HUD states that a landlord cannot ask about arrest records, only convictions, as innocent people are commonly arrested though the situation may not have resulted in a conviction.

Some municipalities may have written their own laws expanding onto what you can and cannot ask regarding criminal backgrounds during the tenant screening process.

Repairs

Landlords have 14 days to make repairs.

Security Deposit

Landlords can charge a maximum of 3 months’ rent as a security deposit.

Notice of Rent Increase

Landlords must provide at least 30 days’ notice for rent increases.

Late Rent

Tenants are entitled to a 3-day grace period, and a late charge cannot exceed 5% of the monthly rent.

Required Disclosures

• Nuisance Notice
• Right to Fly the American Flag
• Pending Foreclosure Notice

Build a Nevada lease agreement in less than 15 minutes.

Nevada Lease Agreement Sample

There are three sections to a residential lease agreement. The first section outlines the custom details of the contract, such as who’s involved and for what address. Here’s an example Nevada lease agreement listing details found in Section 1:

Nevada Landlord-Tenant Law FAQ

Below are brief answers for some of the most commonly-asked questions when it comes to landlord-tenant law in Nevada.

Due Diligence and Nevada Rental Laws

TurboTenant has utilized many municipal sources along with official state statutes in order to compile this information to the best of our ability. However, local laws are always in flux and landlords and tenants alike should be sure to do their due diligence and consult legal help when it’s needed. We hope the following list can serve as a valuable resource and allow you to succeed as a landlord or tenant in Nevada. Be sure to take proper precautions when it comes to finding the top candidates for your unit by utilizing our online rental application and tenant screening services.

Disclaimer: TurboTenant, Inc does not provide legal advice. This material has been prepared for informational purposes only. All users are advised to check all applicable local, state, and federal laws and consult legal counsel should questions arise.

Nevada Landlord-Tenant Law Resources

Nevada Fair Housing Resources

• Discrimination in Housing; Landlord and Tenant – Chapter 118
• Nevada Equal Rights Commission – Housing Discrimination
• Tenant Rights, Laws and Protections: Nevada
• HUD in Nevada

Other State Resources

• Nevada Security Deposit Law
• Landlord-Tenant Disputes Information – Nevada State Apartment Association

Nevada Associations

• Nevada State Apartment Association
• Nevada Association of REALTORS®

Nevada City-Specific Housing Resources

Las Vegas

• Landlord and Tenant Treatises – Clark County Law Library
• Off-Campus Housing – University of Nevada Las Vegas
• Greater Las Vegas Association of REALTORS®

Henderson

• Landlord and Tenant Treatises – Clark County Law Library
• Tips For Future Residents – Henderson Police Department
• Greater Las Vegas Association of REALTORS®

Reno

• Housing Resources – City of Reno
• Evictions – Washoe County
• Reno/Sparks Association of REALTORS®

Clark County Cities – Paradise, North Las Vegas, Sunrise Manor, Spring Valley, Enterprise

• Landlord and Tenant Treatises – Clark County Law Library
• Greater Las Vegas Association of REALTORS®

Sparks

• Reno/Sparks Association of REALTORS®

Carson City

• Sierra Nevada Association of REALTORS®

Federal Fair Housing Resources

• Federal Fair Housing Act
• United States Department of Housing and Urban Development (HUD)
• Civil Rights Act of 1968 (Wikipedia)