Nevada Residential Lease Agreement

Last Updated: November 20, 2023 by Roberto Valenzuela

A Nevada residential lease agreement (“rental agreement”) is a legal contract between a landlord overseeing a residential property and a tenant who wishes to rent it. A residential lease may, on or before move-in, additionally require a security deposit from the tenant as assurance against future property damage.

Nevada Residential Lease Agreement Disclosures

These disclosures are required for residential lease agreements in Nevada:

Disclosure Applicable To
Landlord/Emergency Contact All Units
Late Fees All Leases Charging Late Fees
American Flag Display All Units
Foreclosure Units with a Pending Foreclosure
Move-In Checklist All Units
Nuisance Notices All Units
Lead Paint All Units Built Before 1978

Landlord and Emergency Contact Information

Applicable to all Nevada rentals.

Nevada leases must contain the name and address of the landlord or authorized agent, plus a phone number for an emergency contact located within 60 miles of the rental property. This enables smooth communication of any important legal notice. The landlord has an obligation to notify the tenant in the event of a change in contact information.

This contact information is most often written in the lease agreement, for maximum convenience. Alternatively, it can be posted as a notice in every elevator and in one conspicuous place on the rental property (two conspicuous places, for properties with no elevator).

Late Fee Disclosure

Applicable to any Nevada lease which charges late fees.

Nevada only enforces late fees which are disclosed and agreed in the lease. Late fees cannot be more than 5% of the overdue balance, and cannot be stacked with any late fees already charged. A late fee can only be calculated off the monthly rent due, without modifications.

This is an example of a late fee clause:

LATE FEE. If rent is not paid by the due date outlined in this lease, a late fee of ___% or $___ will be assessed to the balance, to be paid before the next rent payment is due.

Right to Display American Flag Notice

Applicable to all Nevada rentals.

Nevada law permits tenants to display a United States flag for personal use, on a pole, staff, or in a window. Commercial uses such as flags with advertising or other flag-themed displays are not permitted. Landlords must, in the rental agreement, provide notice of the right to display a flag.

This is an example of a flag display clause:

US FLAG NOTICE. Tenant has the right to display the flag of the United States, without restrictions, on the rental property as long as it includes no advertising.

Foreclosure Disclosure

Applicable to Nevada rental property subject to a pending foreclosure.

Nevada leases must disclose pending foreclosures, to alert tenants about the possibility of change in ownership and/or management.

FORECLOSURE DISCLOSURE. This property has a foreclosure proceeding pending, which may result in the termination or transfer of the lease to another Landlord upon completion of the proceedings.

Download: Nevada Foreclosure Disclosure Form (PDF)

Move-In Checklist

Applicable to all rental units in Nevada.

Nevada landlords must provide a move-in checklist to inventory existing property damage, when the tenant takes possession of the rental property. This enables accurate deductions from the security deposit upon move-out. The checklist must be signed by both the landlord and the tenant, and the tenant must be allowed to retain an original copy.

Download: Nevada Move-In Checklist Disclosure Form (PDF)

Maintaining or Permitting Nuisance Notice

Applicable to all Nevada rentals.

Nevada landlords must provide notice to tenants about the legal consequences of creating a nuisance on the rental property.

This is an example of a nuisance notice clause:

Every person who:

1. Shall commit or maintain a public nuisance, for which no special punishment is prescribed; or

2. Shall willfully omit or refuse to perform any legal duty relating to the removal of such nuisance; or

3. Shall let, or permit to be used, any building or boat, or portion thereof, knowing that it is intended to be, or is being used, for committing or maintaining any such nuisance, shall be guilty of a misdemeanor.

Lead-Based Paint Disclosure

Applicable to any Nevada rentals built before 1978.

For any property built before 1978, federal law requires that a Nevada residential lease must contain a lead-based paint disclosure. This requires landlords to do the following:

Download: Nevada Lead-Based Paint Disclosure Form (PDF)

Optional Disclosures and Addenda (Recommended)

The following lease agreement disclosures and addenda are not required by Nevada law in residential lease agreements, but assist with tenant management and help limit landlord liability.

Optional Disclosure Purpose
Asbestos Informs tenants about any asbestos hazards related to the property. Tenants can take precautions to reduce asbestos hazards by avoiding any disturbance of asbestos fibers.
Bed Bugs Informs tenants whether the property or an adjacent unit has a history of suspected bed bug infestation, and reminds the tenant of the obligation to report suspected infestation immediately.
Medical Marijuana Use Informs tenants about policy related to medical marijuana use on the rental property. Some state laws allow landlords to restrict marijuana usage to non-smoking methods only, or allow use only in designated smoking areas.
Mold Disclosure Informs tenants about actual or suspected mold contamination on the property, along with any remediation efforts, to help limit landlord liability.
Non-Refundable Fees Charges not agreed by the tenant in the lease may be refundable upon lease termination. For Nevada landlords to charge a non-refundable fee, it must be disclosed and agreed as such in the lease.
Shared Utilities Arrangements Discloses how charges are billed to individual tenants, when multiple rental units share a utility meter for the whole building or property. This ensures tenants receive fair charges and understand what uses contribute to their bill.
Smoking Informs tenants of designated smoking areas that do not interfere with the quiet enjoyment of other tenants.
Some Nevada cities, like Las Vegas, have more comprehensive rules than the statewide standard. Always check local laws.

Consequences of Not Including Mandatory Disclosures

Mandatory disclosures outline important health, safety, and property information for both landlord and tenant safety. A landlord who fails to provide federally or state-mandated disclosures could face legal consequences or monetary penalties, either from a tenant lawsuit or from state officials. Many lease provisions may be unenforceable without legally required disclosures.

Nevada tenants can recover $25 or actual damages, whichever is greater if the landlord fails to disclose the disclosure of the landlord and their emergency contact number.

Failure to comply with the federal lead-based paint hazard disclosure risks fines of tens of thousands of dollars per violation.