Nevada landlord-tenant law.

Security deposits

Deposit limit. 3 months' rent max, including any pet deposit or other security (NRS 118A.242(1)); a clause labeling any part of the deposit nonrefundable is void except for reasonable cleaning charges (NRS 118A.242(8))

Getting it back. 30 days after termination, with a written itemized accounting of deductions (NRS 118A.242(4)); a landlord who fails to comply is liable for the wrongfully withheld amount plus damages up to the amount of the deposit (NRS 118A.242(6))

Late fees and rent

Capped at 5 percent of the periodic rent, and may not be charged until at least 3 calendar days after rent is due (NRS 118A.200(4))

Ending a tenancy

Nonpayment of rent. 7 judicial days notice to pay or quit after service for standard tenancies, or by noon of the 4th full day for short term tenancies of 45 days or less with weekly or shorter rent (NRS 40.253)

Month-to-month termination. 30 days notice to terminate a periodic tenancy (7 days for week to week, 5 days for a tenancy at will); a tenant 60 or older or with a disability may request a 30 day extension (NRS 40.251)

Landlord entry

At least 24 hours notice of intent to enter, entry only at reasonable times except in an emergency (NRS 118A.330(3))

Required disclosures

• Federal lead based paint disclosure for housing built before 1978 (42 U.S.C. 4852d)
• Name, address, and emergency contact number of the manager, the owner, and the person authorized for service of process, disclosed in writing (NRS 118A.260)
• Any pending foreclosure proceeding affecting the property, disclosed to prospective tenants (NRS 118A.275)
• A signed record of the inventory and condition of the premises at move in (NRS 118A.200(3)(k))

Lease clauses that do not hold up

• Clauses making the tenant waive rights under NRS Chapter 118A are void as against public policy (NRS 118A.220)
• Confession of judgment clauses and clauses indemnifying the landlord for the landlord's own acts or omissions are void (NRS 118A.220(1))
• One sided attorney fee clauses that are not reciprocal to the prevailing party are void (NRS 118A.220(1))
• A court may refuse to enforce any provision found unconscionable (NRS 118A.230)

Notes for landlords

Nevada's landlord tenant statute (NRS Chapter 118A) and its eviction statute (NRS Chapter 40) were both amended in recent legislative sessions, so cross check current subsection numbers before relying on older guides. The 5 percent late fee cap and the 3 day minimum before it can apply are relatively recent and easy for out of state landlords to miss.

Sources

• https://www.leg.state.nv.us/nrs/nrs-118a.html
• https://www.leg.state.nv.us/nrs/nrs-040.html