Both Nevada landlords and tenants are subject to the state's rental laws. Landlord-tenant laws cover everything from security deposits and lease agreements to evictions and maintenance emergencies. These laws help ensure the relationships between landlords and tenants are regulated and fair. Every landlord tenant relationship can improve if both parties respect state and federal landlord tenant laws. In this article, we'll review some of the most important landlord-tenant laws that property owners in Nevada should know.
Nevada's essential landlord tenant state laws can be found in the Nevada state law code. However, these laws are subject to change, and the summary provided here is not exhaustive. Be sure to research relevant laws and seek legal advice if you have specific questions about landlord-tenant disputes.
Additionally, keep in mind that the following laws are Nevada's state laws. Cities and localities in Nevada may have their own regulations for leases and rental properties. Breaking local, state, or federal laws could result in penalties, including lawsuits or fines.
Disclaimer: Innago does not provide legal advice. The content and materials provided in this article are for general informational purposes only and may not be the most up-to-date information.
Nevada Quick Facts
Nevada Required Disclosures
Lead-based paint Copy of rental agreement Landlord/agent ID Security deposit receipt Foreclosure Fees and deposits Utility billing Move-in checklist Summary of public nuisance law Violation reporting procedure US flag
Nevada Rent and Fees
Application Fees: Permitted Rent Control: N/A Late Fee Limit: 5% of monthly rent Grace Period Minimum: 3 days
Race Color National origin Religion Sex Familial status Disability Sexual orientation Gender identity/expression Ancestry
Nevada Landlord Entry
Notice: 24 hours’ Permitted Times of Entry: Reasonable
Nevada Eviction Notices
Rent Demand Notice (Periodic Tenancies): 4-day pay-or-quit notice Rent Demand Notice (All Other Tenancies): 7-day pay-or-quit notice Notice for Lease Violation: 5-day notice to cure-or-quit Unconditional Notice to Quit (Illegal Drug Activity): 3-day quit notice Unconditional Notice to Quit: Immediate
Rights and Responsibilities of Nevada Landlords and Tenants
Nevada landlords and tenants each have rights and responsibilities under the law. Although the lease agreement is the first place landlords and tenants should look in a dispute, remember that lease terms are only enforceable if they are compliant with federal and state laws. Landlords should pay special attention to these laws since maintaining your properties leads to better tenant communication, retention, and overall satisfaction.
Below is a brief overview of the rights and responsibilities of both landlords and tenants in Nevada.
Nevada landlords have the right to:
Collect rent according to the terms set in the lease agreement.
Require and hold a security deposit for the duration of the lease. In Nevada, security deposits are limited to three month's rent.
Deduct funds from the security deposit if the tenant leaves unpaid rent, damages the property beyond normal wear and tear, or has other outstanding fees when the lease ends.
Screen all prospective tenants, including any who are added later.
Enter the rental unit when necessary for inspections, repairs, showings, and similar reasons.
Begin eviction proceedings if the tenant fails to pay rent, engages in illegal activity, or violates the lease terms.
Set and enforce lease policies (e.g., pets, guests, parking), as long as they comply with Nevada state rental laws.
Nevada landlords are responsible for:
Providing safe, livable housing with proper structural integrity, plumbing, electricity, heating and cooling systems, and other essential utilities.
Complying with all health, safety, and building regulations. The housing code in Las Vegas can be found here.
Handling repair and maintenance requests in a timely manner—typically within 24-48 hours for urgent issues and within a reasonable timeframe for non-critical repairs (around 30 days).
Following fair housing laws, including federal and state regulations, especially when screening applicants.
Giving reasonable notice before entering a rental unit. Nevada landlords must give tenants at least 24 hours' notice before entering, and can only enter at reasonable times during normal business hours.
Maintaining shared spaces such as hallways, parking areas, laundry rooms, and other common-use facilities.
Paying property taxes and insurance, even if these costs are reflected in rent pricing.
Adhering to the legal process for evictions, which requires a landlord written notice, a court order, and must follow state-specific procedures. Learn more about Nevada's eviction process here.
Returning security deposits within 30 days, according to Nevada law.
Nevada tenants have the right to:
Safe and habitable housing with functioning utilities, appliances, and a living space free from major hazards or infestations.
Legal justice in cases of landlord negligence, harassment, or discrimination. Tenants can sue landlords for violating the lease or the law.
Timely maintenance and repairs, especially for urgent issues, which should generally be addressed within 24-48 hours.
Privacy and security in their home, including working locks and protection from excessive landlord entry.
Advance notice before rent increases, lease terminations, evictions, or landlord entry.
"Quiet enjoyment" of the rental property without undue interference or disturbances from landlords or neighbors.
Protection from retaliatory evictions, meaning landlords cannot evict tenants for asserting their legal rights or reporting unsafe conditions.
Certain remedies when the landlord fails to make necessary repairs. In certain cases, Nevada tenants can withhold rent or arrange for essential repairs and deduct the cost from rent, provided they follow legal procedures.
Nevada tenants are responsible for:
Paying rent on time, including any agreed-upon fees or utilities.
Following all lease terms, as long as they comply with state laws.
Keeping the unit clean and in good condition, including proper waste disposal and general upkeep.
Reporting maintenance issues promptly, particularly when they could worsen over time.
Handling small repairs, such as replacing batteries in smoke and carbon monoxide detectors.
Covering the cost of damages caused by their own actions or those of their guests.
Providing advance notice if they do not intend to renew the lease at the end of the term.
Using the rental property only for its intended purpose, such as residential use rather than running a business.
Nevada Required Disclosures
Required disclosures are information that landlords are legally required to disclose to tenants before signing a lease. They often include hazards related to the property, information about tenant legal rights, or the landlord's policies.
There are several required disclosures in Nevada. The following are a few of the most important state-wide required disclosures. However, be sure to check local and municipal laws as well.
Lead-based paint (Title X, Section 1018). Landlords in all 50 states must include information about lead-based paint hazards in the rental agreements for most properties built before 1978. Sellers and landlords must distribute an EPA-approved information pamphlet called “Protect Your Family from Lead in Your Home” and disclose any known lead hazards in the property. These obligations were established by Section 1018 of the Residential Lead-Based Paint Hazard Reduction Act of 1992.
Copy of Rental Agreement (NRS 118A.200(2)). The landlord must provide a copy of the written rental agreement for free to the tenant at the commencement of the tenancy. Upon the tenant’s request, the landlord must provide additional copies within a reasonable time and for a reasonable cost.
Landlord/Agent Identification (NRS § 118A.260). Landlords are required to disclose to the tenant in writing the name and address of the persons authorized to manage the premises and receive notices.
Security Deposit Receipt (NRS § 118A.250). Nevada landlords are required to deliver to the tenant upon request a signed written receipt for the security deposit or surety bond. The tenant may also request receipts for other payments, deposits, or fees, including rent.
Foreclosure (NRS § 118A.275). If the property to be rented is the subject of any foreclosure proceedings, the landlord must disclose this in writing to prospective tenants.
Fees and Deposits (NRS § 118A.200(3)(e-f)). Nevada rent laws require landlords to disclose all required fees and deposits in the written rental agreement, their purpose, and the conditions for their refund if refundable.
Utility Billing (NRS § 118A.200(3)(j)). Landlords must disclose the respective responsibilities of the landlord and tenant(s) regarding utility charges in the rental agreement.
Move-In Checklist (NRS § 118A.200(3)(k)). Landlords must include in the rental agreement a signed record of the inventory and condition of the premises.
Summary of Public Nuisance Law (NRS § 118A.200(3)(l)). In each rental agreement, the landlord must include a summary of NRS § 202.470, which describes the penalties for maintaining or permitting public nuisance. In essence, any person guilty of committing a public nuisance, or refusing to perform a legal duty related to removing one, is guilty of a misdemeanor.
Violation Reporting Procedure (NRS § 118A.200(3)(m)). Nevada landlords must disclose information regarding the procedure tenants must follow when reporting a nuisance or a building, safety, or health code violation to the appropriate authorities.
United States Flag (NRS § 118A.200(3)(n)). In each rental agreement, the landlord must describe the tenant’s right to display the flag of the United States, as established by NRS § 118A.325.
Although Nevada does not have state-wide rent control, the state still has laws regulating how rent and fees must be collected. Here are a few of the most important rent and fee laws in Nevada.
Rent Increases: There is no statewide rent control in Nevada. However, landlords in Nevada are not permitted to increase rent without at least 60 days’ written notice, or 30 days’ notice for periodic tenancies of less than one month (NRS § 118A.300).
NSF/Bounced Check Fee Maximum: The fee for writing a bad check (insufficient money or credit) in Nevada is $25 (NRS 360.238).
Tenant Remedies
Withholding Rent: If the landlord fails to maintain the dwelling unit in habitable condition, the tenant may deliver a written notice to the landlord specifying the failure and requesting the landlord to remedy it within 14 days. If the landlord refuses to remedy the condition, the tenant may terminate the rental agreement immediately and recover damages. The tenant may withhold rent without notice if the landlord has received notice of the condition from a governmental agency and fails to make a good-faith attempt to remedy it within the timeframe (NRS § 118A.355).
Repair and Deduct: If the landlord fails to maintain the unit in habitable condition and the repair costs less than $100 or one month’s rent (whichever is greater), the tenant may arrange for the repair and deduct the cost from the rent. The tenant must still give the landlord prior notice of their intention to repair and deduct and send the landlord an itemized statement of the work order (NRS § 118A.360).
Nevada Security Deposit Laws
Security deposits are highly regulated in every state. State laws dictate how deposits should be collected, stored, and refunded. Below are Nevada's most important security deposit laws:
Deposit Limit: 3 months’ rent. If the landlord agrees, the tenant may purchase a surety bond to secure their obligation to the landlord under the rental agreement (NRS § 118A.242(1-2)).
Interest: Landlords in Nevada are not required to pay interest on security deposits.
Deposit Location: Landlords are not required to keep security deposits in a separate bank account.
Withholding: Landlords may withhold funds from the security deposit or surety bond (or combination) for unpaid rent, repairs caused by the tenant other than normal wear and tear, and reasonable cleaning costs. The landlord must provide an itemized written accounting of withholdings from the deposit and return it with the remainder of the funds (NRS § 118A.242(4)).
Nevada Tenant Screening and Fair Housing Protections
What actions are considered housing discrimination?
Tenants have legal protection against unfair housing practices in every state. The federal Fair Housing Act (Title 24 USC § 3601-3607) prohibits discrimination in all aspects of housing. Housing discrimination occurs when landlords engage in discriminatory practices when:
Accepting or denying tenant applications
Choosing the methods they will use to screen tenants
Advertising units
Writing listings
Deciding to increase rent
Allocating rent credits or discounts
Providing maintenance and service to the property
Evicting tenants
etc.
What are the protected classes in Nevada?
The FHA specifically protects tenants from discrimination based on these seven protected classes. Landlords cannot use a tenant's membership in any of the following protected classes to justify housing decisions:
Race
Color
Religion
Gender
National origin
Familial status
Disability
In addition to these federal protected classes, Nevada state law adds sexual orientation, gender identity/expression, and ancestry (NRS § 118.100).
Use of Credit Reports
Nevada landlords are subject to the federal Fair Credit Reporting Act (FCRA) (15 USC § 1681), which outlines the responsibilities of landlords to protect tenant credit information. According to the Act, landlords may not share tenant credit information with anyone without a legal reason to view it. They must also investigate disputed information, dispose of credit reports after use in tenant screening, and notify applicants when their credit score or history was the reason for their denial.
Use of Criminal Histories
Criminal background checks may be used during tenant screening in Nevada. However, Nevada landlords should follow HUD recommendations for using criminal background checks fairly. This includes avoiding blanket policies for denying applicants with criminal convictions, assessing applicants and their criminal histories on a case-by-case basis, and only denying an applicant when they demonstrate a risk to the safety of other residents or the property.
Permitted Times: Nevada landlords may only enter at reasonable times during normal business hours, unless the tenant expressly consents to shorter notice or entry during non-business hours. Landlords may enter the dwelling unit for inspections, repairs, alterations, improvements, supplying services, or showings (NRS § 118A.330(1)).
Emergency Entry: In case of an emergency, landlord entry without notice or consent is permitted (NRS § 118A.330(2-3)).
Nevada Eviction Notices
Evictions are complex legal processes often poorly understood by both parties. The eviction process in Nevada is especially complex. Before pursuing eviction, consider hiring an experienced real estate attorney and be sure to review the Nevada eviction process in more detail.
If you are going to pursue an eviction in Nevada, the first step is to send a formal eviction notice. This notice must be written and served physically, and the notice period varies depending on the circumstance. Below are the notices required in Nevada for various eviction situations:
Rent Demand Notice (PeriodicTenancies/Less than 45 Days): 4 days to pay or quit. If a periodic tenant or a tenant who has been living in the unit for less than 45 days fails to pay rent when due, the landlord may send a rent demand notice providing four days to pay the overdue amount or quit the unit (NRS § 40.253(b)).
Rent Demand Notice (All Other Tenancies): 7 days to pay or quit. For all other tenancies, when rent is unpaid when due, the landlord must send this notice providing the tenant seven days to pay their rent or vacate the unit (NRS § 40.2512).
Notice for Lease Violation: 5 days to cure or quit. The landlord should send this notice when a tenant violates any other lease provision or fails to uphold their obligations under Nevada landlord-tenant law. If the violation is severe and non-curable, no notice is required (NRS § 40.2516).
Unconditional Notice to Quit (Illegal Drug Activity): 3 days to quit. This notice provides no opportunity to "cure" the violation and applies when a tenant violates certain provisions of the Nevada Uniform Controlled Substances Act (NRS § 40.2514).
Unconditional Notice to Quit: Immediate. According to Nevada eviction laws, this notice also provides no opportunity to "cure" and applies when the tenant sublets against the landlords’ permission, commits waste to the property, carries out any unlawful business on the premises, or causes injury or damage to other tenants (NRS § 40.2514).
Squatters are individuals who move into a property without permission from the owner. Evicting squatters in Nevada, while sometimes more complicated, often requires undergoing the entire eviction process. Before evicting a squatter in Nevada, be sure to review the relevant statutes and seek advice from a real estate lawyer. Never try to remove a tenant or a squatter on your own.
Victims of domestic violence or abuse are entitled to many rights and protections under Nevada law. Any tenant who has experienced domestic violence, harassment, sexual assault, or stalking may terminate their rental agreement so long as they notify the landlord within 90 days. Tenants may also require the landlord to install new locks on the dwelling unit (NRS § 118A.345).
Conclusion
Navigating Nevada’s landlord-tenant laws is key to maintaining a smooth rental experience for both parties. Landlords have the right to collect rent, enforce lease terms, and maintain their properties, while tenants are entitled to safe, habitable housing and fair treatment under the law. Understanding these rights and responsibilities can help prevent disputes and ensure compliance with state regulations. Whether you’re renting out a property or signing a lease, staying informed is the best way to protect your interests. If questions arise, always seek qualified legal advice.
FAQs
How much can a landlord charge for a security deposit in Nevada?
Nevada law allows landlords to charge up to three months’ rent as a security deposit. However, landlords must return the deposit within 30 days of the tenant moving out, minus any deductions for unpaid rent or damages beyond normal wear and tear.
How much notice must a landlord give before raising rent in Nevada?
For month-to-month tenants, landlords must provide at least 60 days’ notice before increasing rent. If the tenant has a weekly lease, the required notice is 30 days. There is no statewide rent control in Nevada, so landlords can set rent prices as they see fit.
Can a landlord enter a rental unit without permission in Nevada?
Nevada law requires landlords to give at least 24 hours’ notice before entering a rental unit for inspections, repairs, or showings. However, in emergency situations, such as a fire or major plumbing issue, landlords may enter without prior notice.
How long does a landlord have to fix repairs in Nevada?
Landlords must make essential repairs within 14 days after receiving written notice from the tenant. For emergencies, such as no running water or a lack of heating in winter, repairs should be addressed as soon as possible to ensure the property remains habitable.
Can a landlord evict a tenant without a court order in Nevada?
No, landlords must follow the legal eviction process and obtain a court order before removing a tenant. The required notice period depends on the reason for eviction—7 days for nonpayment of rent and 5 days for lease violations. Self-help evictions, like changing the locks or shutting off utilities, are illegal.
Are landlords required to provide air conditioning in Nevada?
A/C is considered an "essential service" if the lease requires the landlord to provide it or if the landlord actually provides it. If the A/C system is an essential service and breaks down, the landlord must repair the A/C within 48 hours.
