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Nevada Residential Lease Agreement

Nevada lease agreement: security deposit capped at 3 months' rent, 30-day itemized return, 24-hour entry notice. Free to create. Attorney review available.

Introduction

A residential lease agreement is a legally binding contract that sets the terms under which a tenant rents a landlord's residential property: the rent, the length of the tenancy, the security deposit, each party's responsibilities, and how the tenancy ends. In Nevada, landlord-tenant leases are governed by Nevada Revised Statutes Chapter 118A, Landlord and Tenant: Dwellings. A Nevada landlord may not demand a security deposit, surety bond, and last month's rent that together exceed 3 months' periodic rent, and must return any unused portion with an itemized written accounting no later than 30 days after the tenancy ends (NRS Section 118A.242). The lease must disclose, in writing at or before the tenancy begins, the name and address of the persons managing the property and the person authorized to receive legal notices (NRS Section 118A.260), and must disclose if the property is in foreclosure (NRS Section 118A.275). Except in an emergency, a landlord must give at least 24 hours' notice before entering and may enter only at reasonable times during normal business hours. Nevada has no statewide rent-control law; a rent increase requires 60 days' written notice, or 30 days for a periodic tenancy of less than one month (NRS Section 118A.300). Attorney review is available as an option before you sign.

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Key Things to Know

  1. 1

    A residential lease agreement is a contract between a landlord (lessor) and a tenant (lessee) that sets the rent, term, deposit, and each party's responsibilities for renting a home; it binds both sides for the length of the term, unlike an informal month-to-month arrangement with no written terms.

  2. 2

    Nevada caps the deposit at 3 months' rent, refundable in 30 days. The combined total of a security deposit, surety bond, and last month's rent may not exceed 3 months' periodic rent, and the landlord must return any unused portion with an itemized written accounting no later than 30 days after the tenancy ends (NRS Section 118A.242).

  3. 3

    Required disclosures include the property manager, the agent for service of process, foreclosure status, and the federal lead-based paint notice. The landlord must disclose, in writing at or before the tenancy starts, the name and address of the persons managing the property and the person authorized to accept legal notices (NRS Section 118A.260), and must disclose if the property is subject to foreclosure proceedings (NRS Section 118A.275). Pre-1978 housing requires the federal lead-based paint disclosure (42 U.S.C. Section 4852d). The written agreement must also address a nuisance-reporting procedure and, per NRS Section 118A.200, is understood to require rent stated as a single inclusive figure; confirm the current subsection wording before relying on the exact numbering.

  4. 4

    A landlord must give 24 hours' notice before entering. Except in an emergency, 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, unless the tenant consents to shorter notice.

  5. 5

    Late fees are capped at 5% after a 3-day grace period. No late fee may be charged until at least 3 calendar days after rent is due, the fee must be stated in the rental agreement, must not exceed 5% of the periodic rent, and cannot compound on a prior late fee.

  6. 6

    Ending or changing a lease takes advance written notice. Terminating a month-to-month tenancy takes at least 30 days' notice (7 days for a week-to-week tenancy) under NRS Section 40.251. Raising the rent takes 60 days' written notice, or 30 days for a periodic tenancy under one month, under NRS Section 118A.300.

  7. 7

    Nevada has no statewide rent control or just-cause eviction law. NRS Chapter 118A sets an advance-notice rule for rent increases (60 or 30 days) but does not cap how much the rent can be raised, and there is no statewide just-cause requirement for ending a tenancy.

Key decisions before you file

Before you file a Residential Lease Agreement in Nevada, a few decisions shape the document: which option to choose and what each one means. The Residential Lease Agreement guide walks through them.

Open the Residential Lease Agreement guide

Customize your Residential Lease Agreement Template with DocDraft

NEVADA RESIDENTIAL LEASE AGREEMENT

  1. PARTIES AND PREMISES This Residential Lease Agreement is made on [DATE] between [LANDLORD NAME] (Landlord, also called the lessor) and [TENANT NAME] (Tenant, also called the lessee), for the rental property located at [FULL RENTAL ADDRESS], Nevada.

  2. TERM The tenancy begins on [START DATE] and is either a fixed term ending on [END DATE] or a month-to-month tenancy that continues until either party gives proper written notice.

  3. RENT Tenant agrees to pay rent of $[AMOUNT] due on the [DAY] of each month. No late fee may be charged until at least 3 calendar days after rent is due, and any late fee stated in this agreement must not exceed 5 percent of the periodic rent and cannot compound based on a fee charged before.

  4. SECURITY DEPOSIT Landlord may collect a security deposit, and combined with any surety bond and last month's rent, the total may not exceed 3 months' periodic rent. Within 30 days after the tenancy ends, Landlord must return any unused portion of the deposit along with an itemized written accounting of any amount withheld for unpaid rent, damage beyond normal wear, or reasonable cleaning costs (NRS Section 118A.242).

  5. DISCLOSURES Landlord discloses the name and address of the persons managing the property and the person within Nevada authorized to receive legal notices and demands (NRS Section 118A.260). Landlord discloses whether the property is currently subject to any foreclosure proceedings (NRS Section 118A.275). For housing built before 1978, Landlord provides the federal Lead-Based Paint Disclosure and pamphlet (42 U.S.C. Section 4852d). This agreement includes a summary of the tenant's right to report a nuisance or a code violation.

  6. ENTRY Except in an emergency, Landlord shall give Tenant at least 24 hours' notice before entering the premises and may enter only at reasonable times during normal business hours, unless Tenant consents to shorter notice or another time for a particular visit.

  7. MAINTENANCE AND USE Tenant shall keep the premises clean and undamaged, dispose of trash properly, and use them only as a residence, not for any unlawful purpose. Landlord shall maintain the premises in a habitable condition, keep common areas and essential building services in working order, and make repairs within a reasonable time after written notice from Tenant.

  8. TERMINATION Either party ending a month-to-month tenancy must give at least 30 days' written notice, or 7 days for a week-to-week tenancy (NRS Section 40.251). Landlord must give Tenant at least 60 days' written notice before raising the rent, or 30 days for a periodic tenancy of less than one month (NRS Section 118A.300). Nevada has no statewide rent-control law capping the increase amount.

Dated: [DATE]

[LANDLORD NAME], Landlord

[TENANT NAME], Tenant

Note: This lease is governed by Nevada Revised Statutes Chapter 118A. Nevada does not require a lease to be notarized or witnessed. This is a Nevada skeleton for a residential lease agreement. For the complete, customizable template, see the full Residential Lease Agreement template.

Nevada Requirements for Residential Lease Agreement

Security Deposit Capped at 3 Months' Rent, Itemized Return

The combined total of a security deposit, surety bond, and last month's rent may not exceed 3 months' periodic rent. Within 30 days after the tenancy ends, the landlord must return any unused portion with an itemized written accounting of amounts withheld for unpaid rent, damage beyond normal wear, or reasonable cleaning costs (NRS Section 118A.242).

Disclose the Property Manager and Agent for Notices

At or before the tenancy begins, the landlord must disclose in writing the name and address of the persons authorized to manage the premises, the person within Nevada authorized to accept service of process and receive notices, and the principal or corporate owner (NRS Section 118A.260).

Disclose Foreclosure Proceedings

If the property to be leased is the subject of any foreclosure proceedings, the landlord must disclose that fact to a prospective tenant in writing (NRS Section 118A.275).

Federal Lead-Based Paint Disclosure

For housing built before 1978, federal law requires the landlord to give the tenant the lead-based paint disclosure form and an EPA-approved information pamphlet before the lease is signed (42 U.S.C. Section 4852d).

Give at Least 24 Hours' Notice Before Entry

Except in an emergency, 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, unless the tenant expressly consents to shorter notice or entry at another time for a particular visit.

Late Fee Capped at 5 Percent After a 3-Day Grace Period

In a tenancy longer than week to week, no late fee may be charged until at least 3 calendar days after rent is due. Any late fee stated in the rental agreement must not exceed 5 percent of the periodic rent and cannot be increased based on a fee previously imposed.

Month-to-Month Termination and Rent-Increase Notice

Ending a month-to-month tenancy takes at least 30 days' written notice (7 days for a week-to-week tenancy) under NRS Section 40.251. Raising the rent takes at least 60 days' written notice, or 30 days for a periodic tenancy of less than one month, under NRS Section 118A.300.

No Statewide Rent Control; Prohibited Lease Waivers

Nevada has no statewide rent-control cap or just-cause eviction law; NRS Chapter 118A only sets an advance-notice period for rent increases. The written rental agreement may not include prohibited terms such as a confession of judgment or a waiver of the tenant's rights under NRS Chapter 118A.

Frequently Asked Questions

A Nevada lease should name the landlord and tenant, describe the rental address, and state the rent, term, and security deposit. It should also include the required disclosures: the name and address of the persons managing the property and the agent authorized to receive legal notices (NRS Section 118A.260), any foreclosure status (NRS Section 118A.275), and, for pre-1978 housing, the federal lead-based paint disclosure. The written agreement must also cover a nuisance-reporting procedure and how late fees and entry notice work.

A Nevada landlord cannot demand a security deposit, surety bond, and last month's rent that together exceed 3 months' periodic rent. When the tenancy ends, the landlord must return any unused portion, with an itemized written accounting of what was deducted, no later than 30 days after the tenancy ends (NRS Section 118A.242).

Yes. You can generate a Nevada lease agreement template at no cost, filling in the rental address, rent, term, and deposit terms. Attorney review is available afterward as an optional add-on if you want a licensed attorney to look over the finished document before you sign.

No. Nevada law does not require a residential lease agreement to be notarized or signed in front of witnesses to be valid. The landlord must give the tenant a signed copy of the written agreement, but the lease itself is enforceable once both parties sign it.

Generally no. Except in an emergency, a Nevada 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, unless the tenant expressly consents to shorter notice or to entry outside business hours for that particular visit.

A Nevada landlord must disclose, in writing at or before the tenancy starts, the name and address of the persons managing the property and the person authorized to receive legal notices (NRS Section 118A.260), and must disclose if the property is subject to foreclosure proceedings (NRS Section 118A.275). Pre-1978 housing also requires the federal lead-based paint disclosure. The written agreement must include a nuisance-reporting procedure summary as well.

Either party ending a month-to-month tenancy in Nevada must give at least 30 days' written notice (7 days if the tenancy runs week to week) under NRS Section 40.251. If the landlord wants to raise the rent, written notice of 60 days is required, or 30 days for a periodic tenancy of less than one month, under NRS Section 118A.300. Nevada has no cap on how much the rent can be raised.

A Nevada landlord may not charge a late fee until at least 3 calendar days after rent is due, and the fee cannot exceed 5% of the periodic rent. The late fee must be stated in the rental agreement, cannot compound based on a previously imposed late fee, and applies only to tenancies longer than week to week.