Nevada Residential Lease Agreement

Last Updated: November 24, 2021 by Elizabeth Souza

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.

Nevada Lease Agreement Disclosures

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

Disclosure Applicable to
Landlord/Emergency Contact All Units
Late Fees All Units Charging Late Fees
American Flag Display All Units
Foreclosure Units with a Foreclosure Proceeding
Utility Charge All Units
Move-In Checklist All Units
Nuisance Notices All Units
Lead Paint All Units Prior to 1978
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Landlord’s and Emergency Contact Information

Applicable to all rental units in Nevada.

The name and address of the landlord or individual authorized to act on the landlord’s behalf must be disclosed in the rental agreement so that future legal notices and demands sent by the tenant can be properly delivered to the landlord. 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 two 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.

A flag of the United States may be displayed in a personal location that is exclusive to the tenant or a common area and the flag may be flown reasonably on a rental property. However, this does not apply to flags with advertising or other flag-themed forms. The flag of the United States must be made of cloth, fabric or paper and shall be displayed by a pole, staff or in a window. Nevada landlords must provide this notice in the rental agreement.

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.

Rental 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 provide information on the protocol for handling a bed bug infestation. This addendum will notify the tenant of their obligation to cooperate with bed bug prevention by promptly reporting any sign of infestation to the landlord.
  • Asbestos Disclosure – for rental units built prior to 1981, asbestos was a common building material. This disclosure will notify the tenant to take certain precautions to minimize the chance of disturbing the asbestos fibers (i.e. no sanding, pounding, modifications or repairs, without the landlord’s consent). The disclosure will also notify the tenant of their obligation to immediately notify the landlord if any ceilings begin to deteriorate.
  • 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 the tenant’s negligence during the lease term.

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