Renting Out Your Property in Nevada: A Guide for Landlords

In Nevada, landlords must ensure their rental property meets basic habitability standards, including functioning plumbing, heating, electrical systems, and compliance with building codes. You must obtain any required business licenses (which vary by municipality), register with the county assessor if you're renting out residential property, and ensure you're complying with any HOA restrictions if applicable. Additionally, you should have proper insurance coverage for a rental property, which differs from standard homeowner's insurance.

Nevada does not impose statewide rent control, so landlords can generally charge market rates for rent. For security deposits, Nevada law limits them to a maximum of 3 months' rent, which includes any advance rent payments beyond the first month. You must return the security deposit within 30 days after the tenant moves out, along with an itemized list of any deductions for damages beyond normal wear and tear.

Nevada landlords must disclose: the name and address of the property owner or authorized agent who can receive notices; information about any shared utility arrangements; the presence of any known lead-based paint (for properties built before 1978); and any known methamphetamine contamination history. Additionally, you should disclose any known material defects in the property and provide information about the tenant's rights regarding security deposits.

Nevada law requires landlords to provide at least 24 hours' notice before entering a rental property for non-emergency reasons such as repairs, inspections, or showing the property to prospective tenants. The notice should specify the purpose of entry and be provided at a reasonable time. For emergencies that threaten health, safety, or property, you may enter without notice.

For month-to-month tenancies, Nevada landlords must provide 30 days' written notice to terminate. For fixed-term leases, no notice is required if you don't wish to renew at the end of the term, though providing courtesy notice is recommended. For tenant violations, you must provide a 5-day notice for non-payment of rent (with 3 additional days to cure), or a 5-day notice for lease violations (with no right to cure for second violations of the same type within 12 months). Evictions must follow Nevada's formal legal process and cannot include self-help measures like changing locks.

Nevada follows federal Fair Housing laws, which prohibit discrimination based on race, color, national origin, religion, sex, familial status, or disability. Nevada state law adds additional protections against discrimination based on sexual orientation, gender identity or expression, and ancestry. You cannot refuse to rent to someone based on these protected characteristics. However, you can screen tenants based on objective criteria like credit history, income verification, rental history, and criminal background, as long as these standards are applied consistently to all applicants.

While Nevada doesn't legally require written lease agreements for tenancies under 1 year, having a written lease is strongly recommended for all rental arrangements. A written lease clearly establishes the terms of tenancy, rent amount, security deposit, maintenance responsibilities, and other important conditions. Without a written agreement, you'll default to a month-to-month tenancy governed by Nevada's statutory provisions, which may not provide the specific protections you want for your property.

Nevada landlords must maintain rental properties in a habitable condition, which includes: maintaining structural elements; providing running water and reasonable heat; ensuring functioning electrical systems, plumbing, and sanitation facilities; and keeping common areas clean and safe. You must make repairs within 14 days of receiving written notice from a tenant (or 48 hours for essential services like heat or water). Tenants have remedies including rent withholding or repair-and-deduct if you fail to make necessary repairs within the required timeframe.

Yes, Nevada landlords can legally require tenants to obtain renters insurance as a condition of the lease. If you choose to require it, this requirement should be clearly stated in the written lease agreement, including any minimum coverage amounts. Renters insurance benefits both parties: it protects tenants' personal property and provides liability coverage, while potentially reducing your liability exposure as the landlord.