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Nevada Landlord Tenant Laws

As Nevada has transitioned from having a mostly transient to a mostly fixed population, laws have strengthened somewhat in favor of tenants. However, the laws are still very different from those of neighboring states such as California, and it is important for both landlords and their tenants to be familiar with them. There are no landlord-tenant laws at the federal level, and while a number of states have voluntarily adopted the Uniform Residential Landlord Tenant Act as a loose national standard, Nevada is not one of them.

Keep in mind that the information presented here is not meant to be 100% complete, nor should it be considered equivalent to the advice of a legal professional. The information presented here is current as of the publication of this article, but can potentially change as laws are revised or new laws are drafted.

What Laws Cover Landlord-Tenant Relationships?

Title 10, Chapter 118 covers most of the state’s laws and regulations pertaining to landlord-tenant relationships. Chapter 118 is also known as the Nevada Fair Housing Act and covers potential discrimination issues. Title 10, Chapter 118A (the Residential Landlord and Tenant Act) covers residential rental agreements between landlords and tenants. Title 10, Chapter 118B deals specifically with manufactured home parks and residence in recreational vehicles. And Title 10, Chapter 118C covers commercial rentals.

One final section to be aware of is Title 3, Chapter 40 (Actions and Proceedings in Particular Cases Concerning Property). This further covers some specific issues of dispute that can potentially arise in rental agreements, including trespass, construction issues and maintenance of properties obtained at foreclosure auctions.

Security Deposit Rules

Though a security deposit equal to a month’s rent or less is something of an industry standard, under NRS 118A.242 Nevada landlords are allowed to ask for up to the equivalent of three months of rent as a security deposit should they so choose. The deadline for returning the security deposit is 30 days after the lease is terminated.

Any non-refundable fees, such as those for cleaning, must be listed by the landlord in the lease agreement. A written and itemized list of charges and damages must also be provided to the tenant in the event that some or all of the security deposit is not returned.

Nevada law does not require landlords to place the security deposit in an interest-bearing account while it is being held. The original amount is returned to the tenant less any charges or damages.

Nevada is one of the very few states that allows landlords to charge non-refundable pet deposits, except where issues with legitimate service animals might conflict with the Fair Housing Act. The pet deposit is a separate item from the security deposit, and the landlord is allowed to retain it to cover expected cleaning and maintenance from the presence of the pet after the tenant has moved out. While landlords cannot “double dip” on the security deposit, they can choose to charge an additional pet deposit at each lease renewal if they so desire.

Lease, Rent and Fee Rules

Nevada has no specific laws regarding late fees, returned check fees or prepaid rent.

If a landlord wishes to raise a tenant’s rent, they are required under NRS 118A.300 to give at least 45 days advance notice. The exception to this is if the term of the tenancy is less than one month, such as in a week-to-week rental arrangement, in which case the landlord only needs to give 15 days notice.

On the tenant protection end, NRS 118.355 allows tenants to withhold rent if certain essential services, such as electricity and water, cannot be accessed or if the landlord does not repair damages that render the unit in an uninhabitable condition. Tenants may also make vital repairs on their own and then deduct the cost of those repairs from their rent under certain circumstances.

Should a tenant continue to inhabit a dwelling after their lease is up with the consent of the landlord, but without a new lease drawn up, any previous agreement automatically converts to a month-to-month or week-to-week agreement, depending on what the rent payment arrangement was up to that point.

Finally, Nevada does not place a cap on recovery of court and attorney’s fees in the case of a legal dispute.

Notice and Entry Rules

The amount of notice needed to terminate a lease is governed by NRS 20.451. Month-to-month rentals require 30 days notice, and weekly rentals require seven days notice. There is no statute regarding longer rental periods, such as yearly leases. There is also no statute regarding advance notice for a move-out inspection.

Evictions for lease violations and nonpayment of rent are covered by NRS 40.2512-2516. Evictions generally require five days advance notice. However, if the eviction is due to a lease violation, the landlord must first give the tenant written notice of the issue and three days to fix it. If it is not resolved in three days, the landlord can then give the five-day eviction notice.

NRS 118A.330 covers requirements about advance notice before entry. In general, 24 hours notice is required before a landlord can let themselves in to a tenant’s dwelling. However, there is a provision for entering during emergency situations without any prior notice. There is also no specific statute regarding entry if a tenant has been absent from the property for an extended period.
Landlords may not lock a tenant out or shut their utilities off, under NRS 118A.390.

Tenants are granted the right to display the flag of the United States of America under certain conditions by NRS 118A.325. The flag must entirely be on the portion of the premises that the tenant has the right to occupy and must be displayed in a manner consistent with 4 U.S.C. Chapter 1.

The state has no specific statute for landlord responsibility in terms of special protections for domestic violence victims.

Required Disclosures and Notes

NRS 118A.200 covers the items that a landlord must disclose to a tenant. Among them are a move-in checklist detailing the inventory and condition of the dwelling at initial move-in, the conditions required for the deposit to be refunded, and any pending foreclosure.

Laws outlining what is considered “retaliation” are outlined under NRS 118A.510. In short, a landlord cannot take averse action toward the tenant if it is only taken after the tenant complains to the landlord about illegal or unsafe living conditions, or if the tenant brings these concerns to a government agency. Tenants are also protected from retaliation if they form a tenant’s union under these conditions.

Small Claims Court

In Nevada, eviction cases are not heard in small claims court. The state limit for payments is $7,500, but some cities have opted for lower limits. You will need to check with your local municipality to see if the limit is lower in your area.

The links below go to the small claims courts of the major cities and counties in the state:

Nevada Realtor Associations

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Click Here to Leave a Comment Below 6 comments
Suz - June 1, 2017

Are there rental increase laws in Washoe County? Is the amount that rent can be increased on a lease regulated at all?

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Stuart Ramsey - October 12, 2017

can you be charge more than once a month to unclog a toilet.

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Sandra Parker-Turnage - January 1, 2018

Rents are rising here in the Truckee Meadows causing many people to relocate to other states where they can afford to live. I see more and more homeless on our streets when I go to work.
Is there not a law that can restrict a landlord from raising their tenant’s rent to where their tenant can no longer afford to live there? Is there a limit to how much a landlord can raise the rent?
I know that Tesla has moved their business here to the Reno area. Many landlords are using this as an excuse to raise the rents on their tenants. Not everyone is going to work at Tesla. Much of the population in the Reno and Sparks area work at minimum wage jobs. They cannot afford to have their rent raised. Where are they going to go? It seems that almost all of the landlords in this area are raising their rents. Why isn’t something being done to stop this greed?
This is Capitalism at its worst. It is becoming a nightmare for residents.
When is something going to be done to protect our community from the greedy landlords? Even local motels are keeping up to speed with the greed.
Is there a law that will protect those who rent their homes from the greedy landlords?
I know there are many people asking these questions.What are the answers they are receiving?
I have contacted Governor Sandoval several times and have not received any answers. Is it because there is none and nothing is going to be done? If this is the case, then this is a very sad state of affairs for our community.
Sandra Parker-Turnage

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    Denise Williams - January 28, 2019

    You hit the nail right on the head! I totally agree with you 100%. My landlord wants to sell the condo I have lived in for more than 10 years. He called me to tell me I gave me only 30 days to vacate the other day. I work, my boyfriend works but we cannot afford ANYTHING out there now because most places need like 3000.00 just to get into a place these days! It is a joke! I think we might be homeless here soon. Reno sucks now! THANKS ELON MUSK! You are a mother fucker! Reno hates you dude! Take that Tesla place and shove it cuz we don’t want ya here! Fuck off!

    Reply
    Ellen Kelly - September 27, 2019

    The best answer for this problem is for local govt to make it easy to build new housing. High rents are the result of shortages. When there are more buyers than sellers, the price goes up. Take an interest in your local govt, get involved, and vote for the guy who wants to make it easy for builders to build, not the guy who wants a lot of green space and require costly add-ons to new housing, and rent controls.

    This will require a change in the way you think your politics. In other words, you need to be pro-business and pro-freedom, and not pro-govt control. And in other other words, the answer is more capitalism, not less!

    Now I have a question too. I live in a manufactured home park, and I own my home. The park was recently bought and I was asked to sign a new lease which is a terrible lease. It is a month-to-month rental agreement that allows the landlord carte blanch to do as he wishes to do, and gives him the right to evict for ANY reason. He wants me to sign yet another lease, after a hefty rent increase, that requires that I waive my statutory rights. I refused to do so, and now he claims the right to evict me based on a paragraph in the lease that allows him to modify the lease.

    Looking at the statutes, the only reason for this new rental agreement, essentially the same as the agreement in place now, is because the tenant must waive rights in writing before a lease is signed. The landlord has now canceled my present rental agreement. I can’t afford to move my house. So I am put in the position of turning my house over to the landlord.

    I can’t sell it because of this month-to-month tenancy agreement. However, I had a fixed term lease with the previous owner of the park which still has several years to go. The lease that I signed with the new owner does not contain any language that would void the previous lease. Also, the rental agreement has no end date and thus is not a lease. Further more, this lease essentially destroys the value of my house. Two potential buyers, after examining the lease, declined to buy the house.

    Can I ask the court to disregard this breached (in my opinion) month-to-month tenancy agreement and honor the original lease?

    Reply
Kasey J Martin - April 2, 2019

Does Nevada have a grace period for apartment rent.

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