Nevada Residential Lease Agreement

The Nevada residential lease agreement (“rental agreement”) outlines the terms and conditions of the residential use of real estate in exchange for rent payments. This contract is legally binding between the landlord and tenant, describing the rights and responsibilities of each party.

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Related Documents: Month-to-Month Agreement | Rental Application | Roommate Agreement | Sublease Agreement

Nevada Lease Agreement Disclosures

The following disclosures are required for all residential lease agreements in Nevada.

• Landlord’s and Emergency Contact Information – for all rental units in Nevada.
• Late Fee Disclosure – for all rental units charging late fees.
• Right to Display American Flag Notice – for all rental units in Nevada.
• Foreclosure Disclosure (PDF) – for any rental unit with a foreclosure proceeding.
• Utility Charge Breakdown – for all rental units in Nevada.
• Move-In Checklist (PDF) – for all rental units in Nevada.
• Maintaining or Permitting Nuisance Notice – for all rental units in Nevada.
• Lead Based Paint Disclosure (PDF) – for rental units built prior to 1978.

There are also a number of optional disclosures and addendums that help reduce future conflicts and/or legal liability in Nevada.

Landlord’s and Emergency Contact Information

Applicable to all rental units in Nevada.

So that future legal notices and demands sent by the tenant can be properly delivered to the landlord, the name and address of either the landlord or the person authorized to act on the landlord’s behalf must be disclosed up-front (commonly done so in the lease agreement). The phone number for an emergency contact within 60 miles must also be provided in a similar fashion in each lease .

Alternatively, this disclosure can also be implemented through posting a notice in every elevator and a single conspicuous space, or if there is no elevator, in 2 conspicuous places on the property .

Late Fee Disclosure

Applicable to any unit charging late fees.

Late fees in Nevada must be outlined in the lease agreement to be enforceable . This fee may not exceed 5% of the balance due, and may not be stacked with already accrued late fees. It may only be charged on the monthly rent due before fees .

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 rental units in Nevada.

As long as they are displayed in a personal location that is exclusive to the tenant or a common area, the United States flag may be flown reasonably on a rental property. However, this does not apply to flags with advertising or other flag-themed forms. Nevada landlords must provide this notice in their leasing agreements .

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 rental units where the property is subject to foreclosure.

Properties that have a pending foreclosure must have a disclosure included in the lease that alerts prospective tenants about the proceedings .

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)

Utility Charge Breakdown

Applicable to all rental units.

The breakdown of the utilities – who pays which utility, how shared-meter charges are allocated, and if the utilities are included in the rent – must be included in the lease agreement in Nevada .

UTILITIES. Utilities for this rental dwelling are handled as follows:
[ ] Included in rent
[ ] To be managed by Tenant
[ ] Paid to Landlord
[ ] Split between multiple units using the following allocation:_____________________

Move-In Checklist

Applicable to all rental units.

Nevada requires that landlords provide a move-in checklist that outlines the inventory and condition of the property upon move-in by the client. After being signed by both parties, this list may be held exclusively by the tenant and can be used to recover security deposits, if applicable .

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

Maintaining or Permitting Nuisance Notice

Applicable to all rental units.

Nevada landlords must provide a notice about the penalties for creating a nuisance in the rental property, which is the following :

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 rental units built prior to 1978.

It is a federal law in the United States that any home built prior to 1978 must disclose the risks posed by lead-based paints. This law requires landlords in Nevada to:

• Fill out and attach this lead based paint disclosure form to the lease agreement.
• Provide the tenant with an EPA-approved pamphlet about the dangers of lead-based paint.
• Provide additional records or reports about the presence or hazards of any known lead based paint in the unit. For multi-unit buildings with common areas, this includes information from building-wide evaluations.

Download: Nevada Lead Based Paint Disclosure Form (PDF)

Optional Disclosures & Addendums (Recommended)

The following lease agreement disclosures and addendums are not required by Nevada law in residential lease agreements, but either help reduce future conflicts with tenants or reduce legal liability for landlords.

• Bed Bug Disclosure – for rental units with a history of infestation, it is recommended to establish an understanding of the current status of bed bugs at the property in case of a future infestation and to provide information on the protocol for handling one.
• Asbestos Disclosure – for rental units in buildings built prior to 1981 (which are considered at-risk for asbestos), it is recommended to establish an understanding of any prior knowledge on the existence of asbestos on the property.
• Mold Disclosure – it is recommended to disclose the current mold status of a property in the lease to protect against future liability of mold damages due to tenant negligence during the lease term.