Nevada Residential Lease Agreement

Template | What to Include | Applicable Law

Grab your FREE Nevada residential lease agreement and read further about required disclosures in Nevada lease agreements, optional addendums and more.

The residential lease agreement template below has been vetted to make sure it aligns with Nevada landlord-tenant law, including the state-specific disclosure for the landlord’s name and address. For units built prior to 1978, you’ll need to include a disclosure about lead-based paint

Template

Click here to view/download the direct PDF file.

“Should I even use a free lease agreement template?”

If you are a tenant simply looking to formalize your renting relationship, the above options will suffice. If you are a landlord, we seriously caution the use of free “one size fits all” templates due to the opportunity cost of an incorrect or incomplete lease agreement (think: premature lease-breaking, fines for non-disclosures, etc.).

With that said, unless you’re renting out 100+ units, you probably don’t need to spend a few hundred dollars of an attorney’s time to get one drafted. A few different law startups have created step-by-step legal document wizards that take 5-10 minutes, and only run you ~$30 for a lease agreement (or a few bucks a month for access to all document templates you’d need).

Quick Facts for Nevada

Max Term

N/A

Max Security Deposit

3 months’ rent

Who Needs to Sign

Landlord, all tenants, and all co-signers or guarantors

Required Disclosures

Nuisance & Flying the Flag, Emergency Telephone, Foreclosue Proceedings, Sale or Transfer or Property, Lead-Based Paint

Legal Early Termination

Beyond written mutual consent, a tenant can break their lease without penalty in Nevada if they’re starting active military duty, the unit is considered uninhabitable, or the landlord violates their privacy rights. In these cases, the landlord must make reasonable effort to re-rent the unit. A landlord may break a lease in Nevada for a number of reasons, including not paying rent, violating the lease or rental agreement, or committing an illegal act. Before breaking a lease, the landlord must first serve the tenant written notice.

Addendums to Consider

Pets, Utility Allocation, Mold, & Criminal Activity

What’s in a Nevada Residential Lease Agreement

To start, let’s make sure we’re on the same page:

Let’s now go through what you need to include in a residential lease agreement template in Nevada. This includes:

• Basic/universal elements – these are applicable to ALL states, not just Nevada.
• Nevada-specific required disclosures – there is 1, plus 1 other conditional federal disclosure.
• Applicable Law/sections – the legal stuff beyond lease agreements.

Basic Elements of Residential Lease Agreements in Nevada

A lease introduction clearly states the full names of the tenant(s) and landlord(s), the date of the agreement and a detailed description of the rental property.  It is critical to be as specific as possible when creating a lease introduction. The necessary components of a lease introduction are listed here:

• Names of the tenant and landlord:  This is a small, yet crucial, piece of a residential lease agreement.  The residential lease should include the full legal names of all adults living in the rental property.  These names should be written or typed clearly. Shortened versions of names, abbreviations or nicknames should not be used.  This ensures that involved parties are held accountable in the event of legal action.  
•  Date of the agreement:  The date of the lease should be fully written, indicating the month, day and year.  Dashes, slashes or abbreviations should be avoided to maintain clarity.  
• Terms & Limits of Occupancy: This section defines the beginning and end date of the lease agreement, including provisions for any extensions. After any fixed periods, the contract can be week-to-week, month-to-month, quarter-to-quarter, or from year-to-year. The periods at which the rent is to be paid determine the tenancy.
•  Address and description of the rental property:  Here, the explicit address of the property should be stated. The landlord’s address should also be stated. This portion of the lease introduction makes it clear to both parties which features of the property are included in the lease.  It should list all fixed and non-fixed features that are a part of the property. This may encompass:
  • Interior boundaries
  • Specific rooms
  • Stove
  • Refrigerator
  • Dishwasher
  • Microwave
  • Washer
  • Dryer
  • Balcony/patio
  • Light fixtures
  • Ceiling fans
  • Air conditioning units
  • Fireplace
  • Yard or other outdoor space
  • Fence
  • Garage
  • Driveway
  • Parking area
  • Shed/additional storage
  • Basement
  • Exterior fixtures
  • Grills
  • Pool
  • Children’s play structure
  • Furnishings, such as tables, chairs, beds, patio furniture or other items
• Rent, Utilities & Security Deposits: The amount of the first month’s rent, security deposit, and the total amount of funds required need to be clearly outlined on the lease agreement. The method by which the funds are to be paid should also be included.

Indicating these features in the lease introduction provides tenants with a list of items that they have access to throughout the duration of the lease and informs tenants which features are expected to remain on-premises after the lease term is complete.  It also protects the landlord’s property upon the termination of the residential lease agreement

For landlords, this information should be used for verification purposes. Make sure to ask for current photo identification, such as a driver’s license, to verify each tenant’s identity. Once that’s verified, you’ll want to do background checks on all tenants 18 or older (see our guide here).

Required Disclosures in Nevada

Nuisance and Flying the Flag

The lease must include a summary of the provisions regarding penalties for permitting and maintaining a nuisance (NRS 202.470) and information regarding the right of the tenant to engage in the display of the flag of the United States, as set forth in NRS 118A.325. (Nev. Rev. Stat. Ann. §118A.200)

Emergency Telephone

Before the start of tenancy, the landlord must disclose to the tenant a telephone number at which a responsible person who resides in the county or within 60 miles of where the premises are located may be called in case of emergency. (Nev. Rev. Stat. Ann. §118A.260)

Foreclosure Proceedings

Landlord must disclose to any prospective tenant, in writing, whether the premises to be rented is the subject of a foreclosure proceeding. (Nev. Rev. Stat. Ann. §118A.275)

Sale or Transfer of Property

Upon sale or transfer of a dwelling unit by a landlord (whether by sale, death, or another reason), the landlord must notify the tenant of their new successor and whether the security deposit has been transferred or will be returned. Additionally, the landlord must notify the successor that the tenant’s security deposit has either been transferred to the successor or fully returned to the tenant. (Nev. Rev. Stat. Ann. §118A.224)

Pet Addendums in Nevada

 The landlord must give written permission for a tenant to keep pets on the property. Pets are defined as dogs, cats, birds, fish, or other domestic animals of any kind.

The lease agreement shall specify how many animals the tenant can have and the type of animal.

Tenants are required to pay a pet deposit fee of an amount outlined in the lease, which is non-refundable. If provisions for maintaining a pet is not included in the lease, it shall be added as an addendum to the lease agreement.

Tenants are responsible for keeping their pets under control and not leaving them unattended for an unreasonable amount of time.

Tenants are responsible for their pets and any property damage caused by the pets.

It shall be the tenant’s responsibility to control any flea infestation because of their pets and to pay for the extermination of any and all affected areas.

The landlord is not liable for any injury that occurs from an attack or interaction with an animal, whether it occurs on or off the property. If an attack from an animal occurs and there is no fencing around the property, the landlord is not held liable because of the absence of a fence.

Although they are not required, the tenant is encouraged to obtain pet liability insurance if it is offered as a rider to their renter’s insurance policy.

After the lease has ended, the pet deposit will be used for cleaning the carpets or other areas damaged as a result of having pets on the premises.

Check out our sample of a pet addendum below.

This Addendum is made on [ DATE ] between [ LANDLORD’S NAME ] (Landlord) and [ TENANT’S NAME ] (Tenant), and is understood to modify the Residential Lease for [ PROPERTY ADDRESS ] originally dated [ DATE ].
1. PERMISSION

The landlord grants permission to the tenant to keep the domesticated pet(s) on the premises during the term of the lease agreement (INCLUDE LEASE START AND END DATE). The landlord may revoke permission at any time if the tenant fails to comply with any of the terms and conditions in the lease or following addendums.
2. SERVICE ANIMALS

Service, Guide, Signal, or Support animals are not “Pets” according to the Americans with Disabilities Act (ADA), as long as the animal is being used by the tenant to support a disability or handicap, or if the tenant is training the animal(s).

If the tenant’s pet actually a Certified Service Animal or in training to be a Certified Service Animal? : _______ Yes _______ No
3. ANIMAL PROFILE

Type of Animal(s): Dog, Cat, Bird, Rabbit, Pig, Reptile, Fish (circle all that apply)
Name of Animal(s): ________________________
Weight of Animal(s): ______________________ (lbs.)
Breed of Animals(s): ______________________
Age of Animal(s): ________________________
Spayed or Neutered?: __________ Yes _______ No
Current on Vaccinations?: _______ Yes _______ No
Valid Animal Licenses?: _________ Yes _______ No

______________________________________
Tenant Signature
______________________________________
Landlord Signature

Applicable Law

Beyond what’s stated in a residential lease agreement, there are numerous laws that govern a rental arrangement. We’ll go through the most important ones below.

Security Deposits in Nevada

In the state of Nevada, the laws about the security deposit are set according to section NRS 118A.242 (1) of the Nevada rental code. In this state, the landlord will not be permitted to charge more than an amount that is equivalent to three months’ rent. This deposit can be used to cover unpaid rent when the tenant vacates the property, repair any damages that they did to the premises, and cover the cost of cleaning excessively dirty parts of the unit that will require special care. If the deposit is not used for any of these occurrences, the landlord will need to return the deposit within 30 days of the vacancy. If the deposit is not returned or an itemized list of what it will be used for is not sent, the landlord will need to return all of the deposit as well as 7% interest on the deposit.

Breaking a Lease in Nevada

When a tenant has a fixed-term lease, breaking the terms of the agreement is often frowned upon, but in this state, there are some reasons that a tenant may have to do so that will not force them to face a penalty. Some of the reasons that can be used are starting active service in the military, being harassed by the landlord, or the unit being unsafe to live in are all reasons that a tenant will not be penalized for breaking a lease in the state of Nevada. The tenant must tell the landlord when there is no heat, electric, gas, or the plumbing is out, but once they receive the notice, they will have a month to fix it. If it is not repaired, the tenant can rightfully break the lease.

Eviction Process in Nevada

A landlord can evict a tenant in the state of Nevada for the non-payment of rent or the non-compliance of certain terms that are included in the original lease. If the tenant tries to stay on the premise past the expiration of the rental agreement, the landlord can also try to get them evicted to regain control of the unit. In this state, there is a five-day Notice to Quit for the non-payment of rent and a five-day Notice to Quit for tenants that are non-compliant. If these notices are not responded to within the time period permitted, then the landlord can take the matter to court in the county that the rental property is located. This will take the matter to court, where the judge can rule in favor of either the tenant or the landlord.

Other Nevada Templates and Forms

• Rental Application
• Month-to-Month Residential Lease Agreement
• Sublease Agreement
• Room Rental Agreement
• Lease Termination Notice
• Eviction Notice
• Commercial Lease Agreement

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