Nevada’s eviction process and laws can feel overwhelming when a tenant stops paying rent or violates the terms of the lease, and many landlords feel that strain long before a case reaches court. This guide lays out eviction reasons, each legal step, expected timelines, and the Nevada landlord-tenant laws that shape every decision.
How Nevada Law Defines Eviction
An eviction in Nevada happens when a landlord uses the court system to remove a tenant who violates the lease or refuses to leave, and the landlord must follow strict notice rules, service requirements, and court procedures to keep the process valid.
Nevada eviction laws appear in the Nevada Revised Statutes (mainly in Chapter 40), which outline notices, timelines, and court procedures.
Eviction With Just Cause
Just cause in Nevada means a landlord uses a legally valid reason to remove a tenant from their property before a lease’s end date.
Landlords across Nevada rely on several specific grounds when they decide to evict a tenant. Missed rent, serious noncompliance, property damage, and criminal conduct all trigger different notice requirements. Each situation has its own timeline, and the landlord must choose the appropriate notice before the court will hear the case.
Just cause situations remind landlords and tenants to keep thorough records of any relevant information. Dated notices, written communications, photos, and repair documents can help support the landlord’s case if the dispute reaches court and provide tenants with a clear understanding of what led to the eviction.
Applicable law: NRS 40.251, NRS 40.253
No-Fault Evictions
Nevada law allows landlords to end a fixed-term tenancy without just cause by letting the lease reach its expiration date. They do not need to renew the agreement and only follow notice requirements stated in the lease if they decide not to offer a new term.
Local state laws also permits no-fault termination of Nevada month-to-month lease agreements. Landlords can end these agreements for any lawful reason by giving at least 30 days’ written notice, which closes out the tenancy once the notice period runs its course.
Applicable law: NRS 40.251, NRS 118A.430
Grounds for Eviction in Nevada
Landlords in Nevada may evict tenants for several legally recognized reasons, which include:
Non-Payment of Rent
Nevada landlords can end a fixed-term lease without just cause by allowing the agreement to reach its end date. To do so, they simply let the term run out and follow the notice rules in the lease when they decide not to offer a renewal.
Month-to-month tenants follow similar rules. Nevada lets landlords end these agreements for any lawful reason, as long as they give at least 30 days’ written notice, which closes out the tenancy once the notice period runs.
Applicable law: NRS 40.251, NRS 118A.430
Lease Violations
A lease agreement outlines how a landlord and tenant work together, and any serious rule-breaking gives the landlord a valid reason to start the eviction process.
A few examples of lease violations include:
- A tenant sublets a spare bedroom for 6 months without obtaining written permission, even though the lease agreement requires written approval.
- A tenant parks an oversized box truck in the driveway each night, even though the lease bans large vehicles.
- A tenant keeps two large dogs in a unit that allows only one small pet and ignores written warnings to address the issue.
Residential lease agreements set expectations, reduce conflict, and keep the rental running smoothly. A landlord protects their position when they understand the contract well and hold tenants to the terms both sides agreed to.
Applicable law: NRS 40.2516, NRS 118A.430
Illegal Use of the Premises
Nevada law allows a landlord to start eviction when a tenant uses the property for illegal activity. Whether a tenant sets up an unlicensed marijuana extraction lab in the garage, runs a stolen auto-parts resale operation from the storage shed, or keeps fentanyl packaged for sale in the kitchen pantry, the landlord can move forward with eviction as soon as they confirm that their tenant is breaking the law.
Nevada landlords must also deliver the correct notice before filing in court. Illegal activity usually calls for a 3-Day Notice to Quit, which ends the tenancy without offering time to fix the problem. Once the 3 days pass, the landlord can file an eviction case if the tenant refuses to leave.
Applicable law: NRS 40.2514, NRS 118A.430
Tenant Actions that Threaten Health or Safety
Nevada law allows a landlord to begin an eviction when a tenant creates a health or safety hazard that puts the property or other residents at risk. These problems often involve conditions that damage the unit, attract pests, or block safe access. Nevada’s habitability rules give landlords authority to act when a tenant’s behavior threatens safety.
In the event of health and safety violations, landlords should document each issue, provide proper notice, and proceed through Nevada’s formal process if the tenant refuses to correct the problem. For more guidance, landlords should review Nevada’s warranty of habitability laws.
Applicable law: NRS 118A.510, NRS 118A.430
Destruction or Neglect of the Rental Unit
Nevada law allows a landlord to start an eviction when a tenant destroys parts of the unit or neglects the property in a way that causes significant damage. These situations call for quick action, and Nevada statutes give landlords clear authority to proceed when a tenant harms the rental unit through misuse or poor upkeep.
A landlord should take clear photos, record dated videos, save repair estimates, and document every relevant conversation with the tenant. Strong evidence will show the full scope of the damage and strengthen the landlord’s case if the issue ends up in court.
Applicable law: NRS 118A.430, NRS 40.2516
Tenant is in a Month-to-Month Rental Contract
Nevada landlords can end a month-to-month rental agreement without giving a specific reason and only need to give the tenant 30 days of written notice using a valid 30-Day No Cause Notice to Quit. If the tenant stays past the deadline, the landlord can file an eviction case in court to retake the unit.
Read this handy guide on how to break a lease agreement in Nevada.
Applicable law: NRS 40.251, NRS 118A.430
Step-by-Step Eviction Process in Nevada
Nevada landlords follow a clear legal path when they need to evict a tenant from a rental. The state requires proper notice, specific court filings, and firm timelines.
Here are the steps landlords must take:
1. Deliver Notice to the Tenant
A Nevada landlord starts the eviction process by identifying the grounds for removal and issuing the appropriate notice. The landlord must serve the proper form and give the tenant the required time to fix the issue when Nevada law allows a cure period.
Some violations do not allow a cure, however, and the landlord moves forward once they deliver the correct notice. Nevada service rules require proper delivery, which includes personal service, leaving the notice with a suitable person, or posting and mailing when other methods do not work.
Notice Forms and Timelines
- 7-Day Notice to Pay or Quit: Used for unpaid rent. The tenant has 7 days to pay or move.
- 5-Day Notice to Perform Lease Condition or Quit: Used for violations that allow a cure. The tenant has 5 judicial days to fix the issue or move.
- 3-Day Notice to Quit for Nuisance, Waste, Unlawful Business, or Drug Violation: Used for serious non-curable violations.
- 30-Day No-Cause Notice to Quit: Used to end a month-to-month tenancy without cause.
Applicable law: NRS 40.2514, NRS 40.2516
2. File an Eviction Lawsuit Against the Tenant
When the notice period ends or the tenant fails to correct a curable violation, the landlord can then file for eviction in court. The landlord will file a Summary Eviction Complaint with the local Nevada justice court, since justice courts handle eviction actions in the state.
Filing fees in Nevada will vary by county, but most courts charge between $70 and $150 to open a summary eviction case. After the landlord files the paperwork, a clerk will schedule the hearing and notify both parties of the date and time.
Applicable law: NRS 40.253, NRS 40.254
3. Serve Court Summons Paperwork to the Tenant
Once the Nevada clerk sets the eviction hearing date, the landlord will arrange for a sheriff, constable, or licensed process server to deliver the summons and all required eviction documents to the tenant. Nevada rules require the server to complete a Proof of Service that lists how, when, and where delivery occurred. The landlord will then file this Proof of Service with the justice court so the case can move forward.
After the tenant receives the summons, they will file a Tenant’s Affidavit/Answer to Contest Eviction if they want the judge to review their defence. (Nevada justice courts require this form before the hearing.)
Applicable law: NRS 40.253, NRS 40.254
4. Attend the Eviction Hearing
When the hearing date arrives, the landlord and the tenant will appear before a Nevada justice court judge, either alone or with an attorney. Each side will explain the dispute, address the eviction notice and related filings, and present the facts and details supporting their position.
The judge will ask for documents, photos, repair estimates, messages, or witness statements as needed, and will review the evidence from both sides, consider everything presented in court, and take time to weigh the details before moving to the next step in the eviction process.
Applicable law: NRS 40.253, NRS 40.254
5. Court Reaches a Ruling
After the judge reviews all testimony and evidence, they will reach a ruling under Nevada’s summary eviction rules. Most Nevada justice courts will decide the case on the day of the hearing, although some may take a short time to finalize the decision, depending on the court’s case load.
If the judge rules in the tenant’s favor, the tenant will remain in the unit, and the case will close. If the judge rules in favor of the landlord, the court will issue an order allowing the eviction to proceed. The tenant may appeal the ruling, and summary eviction appeals typically must be filed within 10 judicial days.
Applicable law: NRS 40.253, NRS 40.254
6. Judge Issues an Order for Removal
If the judge rules in favor of the landlord in a Nevada summary eviction case, the court will issue an Order for Removal. This order gives the constable or sheriff the authority to remove the tenant if the tenant refuses to leave voluntarily. The tenant will receive one final deadline to move out before enforcement begins.
After the judge signs the Order for Removal, the constable or sheriff will post the notice at the rental unit and give the tenant a short final window to vacate, often around 24 hours.
Applicable law: NRS 40.253, NRS 40.254
7. Law Enforcement Executes the Order for Removal
If the deadline passes and the tenant still refuses to leave, the constable or sheriff (not the landlord) will enforce the Order for Removal. Nevada law assigns eviction enforcement to law enforcement, and the officer will return to the rental and remove the tenant if they remain in the unit.
After the landlord regains possession, Nevada law requires strict handling of any belongings left behind. The landlord must store the items for 30 days and send a written notice explaining how the tenant can reclaim them. If the tenant does not retrieve the property within the 30-day window, the landlord may dispose of or sell the items in accordance with Nevada law.
Applicable law: NRS 40.253, NRS 118A.460
Tenant Defence Against Eviction in Nevada
An eviction can turn a tenant’s life upside down and follow them into future rental applications, credit checks, and job screenings. The strain builds quickly, but tenants still have ways to explain their situation, present evidence, and advocate for themselves during the process.
Tenants who stay organized, keep records, communicate early, and respond to notices on time give themselves a better chance to avoid escalation. Simple steps like documenting repair issues, saving messages, and asking questions when confusion arises can prevent a disagreement from turning into an eviction battle.
When the process feels overwhelming, tenants should seek legal help. Nevada Legal Services offers free or low-cost support and can guide tenants through their rights, deadlines, and options during an eviction case.
Timelines to Expect
In Nevada, an eviction can be completed in 1 to 6 weeks but can take longer depending on the reason for eviction, whether the eviction is contested, which days courts are (or aren’t) in session and other various possible delays.
Below are the parts of the Nevada eviction process outside the control of landlords for cases that go uncontested.
| Step | Estimated Time |
|---|---|
| Initial Notice Period | 3-45 Calendar Days |
| Court Issuing/Serving Summons | ~3 Business Days |
| Affidavit Filed | 3-30 Business Days |
| Court Ruling | 3-21 Business Days |
| Court Serving Order of Removal | ~1-5 Business Days |
| Final Notice Period | 24 -36 Hours |
Flowchart of the Nevada Eviction Process
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