What clauses are legally required in every Nevada lease agreement?
Every Nevada lease should identify the landlord/agent and all adult tenants, the property, the rent and due date, and the term. NRS 118A.200 requires that a written agreement be signed by both parties, that the tenant get a free copy at signing, and that the lease include specific provisions — a signed record of the inventory and condition of the premises, a summary of the nuisance rule (NRS 202.470), and a foreclosure disclosure. As of 2025, the rent must be stated as a single figure that includes every mandatory fee, not just the base rent, and the landlord may not charge more than that stated figure (NRS 118A.200(6)–(8)). A lease for a term longer than one year must be in writing (NRS 111.210).
Nevada security deposit rules — the three-month cap and 30-day return
NRS 118A.242 governs deposits:
- Cap: the security deposit, together with any surety bond and prepaid last month's rent, may not exceed three months' rent.
- Return: within 30 days of the tenancy ending, the landlord must provide an itemized written accounting and return any remaining balance.
- Penalty: a landlord who wrongfully withholds can be liable for the deposit plus damages up to the amount of the deposit again.
For a multi-state comparison, see security deposit rules every landlord must know.
Late fees and rent rules in Nevada
Nevada caps late fees at 5% of the periodic rent (NRS 118A.210(4)). A late fee may be charged only if it is stated in the rental agreement, only after a 3-calendar-day grace period for tenancies longer than week-to-week, and it may not be compounded.
Notice periods to end or not renew a Nevada lease
Nevada notice periods:
| Situation | Notice | Statute |
|---|---|---|
| Terminate month-to-month tenancy (no cause) | 30 days | NRS 40.251 |
| Tenant 60+ or with a disability | May request an additional 30 days (effectively 60) | NRS 40.251 |
| Nonpayment of rent | 7 judicial days to pay or quit | NRS 40.253 |
"Judicial days" exclude the day of service, weekends, and holidays (NRS 40.280), so a 7-judicial-day notice usually runs longer than a calendar week. Self-help eviction is unlawful.
What disclosures must Nevada landlords provide?
Nevada requires an unusually full set of disclosures and lease provisions:
- Owner/manager identity (NRS 118A.260): the names and addresses of the manager(s), an in-state agent for service, the owner, and an emergency contact within the county or 60 miles.
- Signed lease + inventory/condition record (NRS 118A.200): a free copy of the signed lease and a signed record of the premises' inventory and condition.
- Foreclosure disclosure (NRS 118A.200): written notice if the property is subject to foreclosure; a willful violation is a deceptive trade practice.
- Nuisance provision (NRS 202.470): the lease must summarize the nuisance rule.
- Lead-based paint (federal): the disclosure and EPA pamphlet for pre-1978 housing.
What happens if a Nevada lease is missing required terms?
Specific failures carry specific consequences:
- Deposit over the three-month cap or withheld: the tenant can recover the excess, and wrongful withholding exposes the landlord to the deposit plus damages up to the deposit again (NRS 118A.242).
- Late fee over 5% or before the grace period: unenforceable (NRS 118A.210).
- Missing foreclosure disclosure: a willful violation is a deceptive trade practice (NRS 118A.200).
Managing rentals in more than one state? Compare Nevada's rules with our Arizona and California lease requirement guides.
Full Nevada disclosure checklist
For a dedicated, statute-by-statute rundown of every notice a Nevada landlord must give at signing, see our Nevada required lease disclosures checklist.
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Create your Nevada lease agreement →Frequently asked questions
What is the maximum security deposit in Nevada?
Three months' rent — the security deposit, any surety bond, and prepaid last month's rent combined may not exceed three months' rent (NRS 118A.242).
How long does a Nevada landlord have to return a security deposit?
Within 30 days of the tenancy ending, with an itemized written accounting and any remaining balance (NRS 118A.242).
What is the late-fee limit in Nevada?
Five percent of the periodic rent, allowed only if stated in the lease and only after a 3-day grace period for tenancies longer than week-to-week (NRS 118A.210(4)).
How much notice is required to end a month-to-month tenancy in Nevada?
Thirty days' written notice (NRS 40.251); tenants 60 or older or with a disability may request an additional 30 days. Nonpayment requires a 7-judicial-day notice (NRS 40.253).
What must a Nevada landlord include in the lease?
A signed agreement with a free copy to the tenant, a signed inventory/condition record, the owner/manager and emergency-contact disclosure (NRS 118A.260), a foreclosure disclosure, a summary of the nuisance rule, and the federal lead-based paint disclosure for pre-1978 housing.
Official sources
Primary statutes and official government references for this guide. Statutes change — always confirm against the current official text before you act.