How Long Can a Residential Lease Be in Nevada?

Depending on circumstances, in Nevada it’s usually possible to have a lease of any length of time, as long as the length of the lease term is specific and agreed in writing by the landlord and tenant. Oral leases can almost never be for a term of more than one year.

Is a Contract to Lease Binding in Nevada?

Yes, a contract to lease is legally binding in Nevada. To be valid, a contract to lease may have to be written, especially for a fixed term over one year. Oral leases may be valid in some cases (especially when both parties later behave as though there’s an enforceable oral lease), but often have strict limitations on enforceability for things like length of the lease term.

Do Lease Agreements Need to Be Notarized in Nevada?

No, lease agreements do not need to be notarized in Nevada. A notary helps establish the identity of the people signing the lease, if there’s a claim of fraud, but a notary isn’t necessary for a lease to be valid. However, a person signing a lease as agent for a landlord must either notarize the lease or else provide a valid property management permit upon request.

Can a Lease Automatically Renew in Nevada?

Yes, a lease can automatically renew in Nevada. Most rental agreements will automatically renew when the initial tenancy period is over. Past this point, the lease typically becomes a month-to-month rental agreement, with the same basic terms and conditions otherwise as the original lease. In some cases, such as if rent is being paid weekly, the lease may become a week-to-week lease.

Nevada Residential Lease Agreement

A Nevada lease agreement is more than just a signature on paper; it’s your safeguard in the busy Silver State’s rental market.

Whether you’re leasing a high-rise in Las Vegas or a quiet duplex in Reno, the right lease agreement can help protect your investment and your peace of mind.

Disclosures (7)

Nevada landlords are required to follow a checklist of disclosures. These required notifications help protect both the tenant and the landlord, ensuring that everyone is on the same page from the start.

Lead paint: For homes built before 1978, Federal law requires landlords to disclose known information on lead-based paint and lead-based paint hazards to tenants.
Foreclosures: Nevada landlords must inform their tenants if the unit they are renting is subject to foreclosure proceedings (NRS § 118A.275).
Public nuisance: A Nevada lease agreement must include verbiage that describes the penalties for creating or even allowing a public nuisance on the premises (NRS § 118A.200(3)(l)).
American flag: Landlords must allow tenants to display an American flag for personal use on the property (NRS § 118A.200(3)(n)).
Late fees: If landlords plan to charge late fees on rent, they must include additional language in the Nevada lease agreement that outlines the fee (NRS § 118A.200(3)(e-f)).
Landlord contact info: Nevada landlords must also include their name and contact information with the lease (NRS § 118A.260).
Move-in checklist: The move-in checklist is a detailed account of the property’s current condition at move-in. Both landlord and tenant must sign it (NRS § 118A.200(3)(k)).

Optional Disclosures and Addenda

State law doesn’t require everything that you should include in your Nevada lease agreement. These optional disclosures can save you both time and money.

Asbestos: Informs tenants of any known asbestos hazards in the rental unit, as well as suggestions to minimize the risk.

Bed bugs: Discloses to the tenant any known history of bed bug infestation for the property or adjacent units.

Medical marijuana use: Outlines permitted use of medical marijuana on the property, including any limitations on methods or smoking areas.

Mold disclosure: Informs tenants of any known or potential mold risks on site, as well as strategies for mitigation.

Non-refundable fees: If any non-refundable fees are associated with your Nevada lease agreement, you must outline them in the lease, and the tenant must agree to them.

Shared utilities: If tenants will share any utilities, landlords must disclose how they will split the cost among tenants.

Smoking: Outlines the property’s smoking policy, including any designated smoking areas that won’t disturb other tenants.

Consequences of Not Including Mandatory Disclosures

Skipping a mandatory disclosure in your Nevada lease agreement often means more than just a minor infraction. Instead, it can mean financial penalties, legal ramifications, and more.

Security Deposit Regulations in Nevada

Nevada law sets clear guidelines for collecting security deposits, including the amount landlords can charge and the timeframe for returning the funds.

Maximum amount: Nevada landlords are permitted to charge up to 3 months’ rent as a security deposit (NRS § 118A.242(1-2)).

Deposit receipt: Landlords must provide tenants with a signed receipt of their security deposit upon request (NRS § 118A.250).

Security deposit return: Landlords must return a tenant’s security deposit, minus any deductions, within 30 days of moving out (NRS § 118A.242(4)).

Deductions: If landlords make any deductions for repairs beyond normal wear and tear, they are required to provide an itemized list outlining the deductions and expenses (NRS § 118A.242(4)).

Rent Payment Regulations

Nevada law is clear on rent payment regulations, from when rent is late to how much you can charge for late fees. Here’s what you need to know.

Rent control/stabilization: Nevada does not have a state-wide legislature regarding rent control or stabilization. However, tenants must be given at least 30 days’ notice for any intent to raise the rent.

Late rent fees: The maximum late fee landlords may charge is 5 percent of the monthly rent, and they must clearly outline this in the Nevada lease agreement (NRS § 118A.210(4)).

Grace period: Nevada landlords are required to add a 3-day grace period for late rent payments before they can charge a late fee (NRS § 118A(4a)).

Tenant’s right to withhold rent: Tenants have the right to withhold rent if the landlord fails to maintain an inhabitable environment within 14 days of receiving notice (NRS § 118A.355).

Violations

Mistakes can happen to anyone. When a tenant violates part of their Nevada lease agreement, state laws give a clear path forward to help get back on track.

Lease violation: Landlords can give tenants a 5-day notice to quit or vacate for any lease violations other than late rent payments or illegal activity (NRS § 40.2516).

Missed rent payment: If a tenant has not paid after the required grace period, landlords may issue a 4-day notice to pay or quit on any lease that is longer than 45 days (NRS § 40.253(b)).

Lease abandonment: If a landlord suspects that a tenant abandoned their lease early, they must deliver a written notice to this effect to the tenant. The lease can terminate if there is no response within 5 days, and the tenant may face financial and/or civil penalties (NRS § 118.195).

Self-help evictions: Self-help evictions are illegal in Nevada, and landlords should never attempt to remove a tenant on their own. Any eviction must go through the proper legal process.

Terminating a Lease

Whether initiated by the tenant or the landlord, Nevada law outlines clear steps that either party should take to terminate a lease legally.

Standard lease: Certain circumstances allow a tenant to legally terminate a lease early, including active duty military service, domestic violence, landlord harassment, and more.

Month-to-month: Either the tenant or landlord may terminate a month-to-month lease by giving 30 days’ notice to the other party (NRS § 40.251)

Property abandonment: If any property is left behind, Nevada landlords must store it for 30 days from lease termination, after which they may dispose of it without penalty (NRS § 118A.460).

Renewing a Lease

Renewing a Nevada lease agreement can be a straightforward process, provided you are familiar with the rules and regulations. Staying on top of these requirements means fewer vacancies (and fewer headaches).

Notice requirements: For both standard and month-to-month leases, landlords are required to give 30 days’ notice of their intent not to renew a lease (NRS § 40.251).

Renewals: Nevada landlords are not required to renew a lease at the end of its term.

Landlord’s Access to Property

In Nevada, landlords aren’t allowed to drop by unannounced. State law sets clear guidelines for when and how landlords may have access to the property, protecting your tenant’s right to privacy.

Immediate access: In the event of an emergency, Nevada landlords may enter the property without notice or the presence of a tenant (NRS § 118A.330(2-3)).

Notice requirements: For routine maintenance, landlords must provide a minimum of 24 hours’ notice to enter the property and must only enter during regular business hours, unless the tenant agrees to other arrangements (NRS § 118A.330(3)).

Harassment: Failure to follow these guidelines could be considered landlord harassment, which could allow a tenant to legally terminate their lease early.