Nevada Residential Landlord-Tenant Laws (NRS 118A) Guide
Explain Overview of Nevada rental laws, including the 3-month security deposit limit, 5% late fee cap, notice periods, and summary evictions.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
Residential tenancies in Nevada are primarily governed by Nevada Revised Statutes (NRS) Chapter 118A, which became effective on July 1, 1977. Unlike states with heavy tenant protections, Nevada maintains a relatively balanced approach, featuring unique "summary eviction" procedures that expedite court filings for landlords, while still strictly enforcing caps on security deposits and late fees to protect tenants.
Key Nevada Rental Laws at a Glance
Security Deposits
Nevada allows landlords to charge a relatively high security deposit compared to neighboring states: up to three months' rent for an unfurnished apartment. However, landlords must return the deposit (or provide an itemized list of deductions) within a strict 30-day window after the termination of the tenancy (per NRS 118A.242(4)).
For more detail, see our Security Deposits guide.
Summary Eviction Procedures
Nevada features a unique, expedited legal process known as "Summary Eviction" for non-payment of rent and basic lease violations.
- For unpaid rent, landlords serve a 7-judicial-day Notice to Pay Rent or Quit (NRS 40.2512). "Judicial days" exclude the day of service, weekends, and legal holidays. If the tenant fails to pay and fails to file an answer with the justice court within those 7 judicial days, the landlord may apply to the court for a lockout order (NRS 40.253). The court still issues this order through a judicial determination — the process is expedited, but it is not automatic and still requires court involvement.
- For curable lease violations, a 5-judicial-day Notice to Cure or Quit is required. The procedures for summary eviction based on lease violations are governed by NRS Chapter 40 (specifically NRS 40.2516), which operates separately from the general tenant-protection provisions in NRS Chapter 118A.
For more detail, see our Eviction Process deep dive.
Rent Increases and Rent Control
Because Nevada strictly adheres to the "Dillon Rule," local municipalities (like Las Vegas or Reno) do not have the legal authority to enact rent control ordinances without explicit permission from the state legislature. As a result, there is no rent control anywhere in Nevada.
However, landlords must provide significant notice before raising the rent:
- 60 days' written notice is required for most periodic tenancies of one month or more (NRS 118A.300(1)).
- 90 days' written notice is required if the tenant is 60 years of age or older or has a physical or mental disability (NRS 118A.300(2)).
For more detail, see our Rent Increases guide.
Late Fees
Nevada law strictly caps late fees. A landlord cannot charge a late fee that exceeds 5% of the total monthly rent. Additionally, landlords are required by law to provide a 3-calendar-day grace period after the date rent is due before a late fee can be charged (NRS 118A.210(4)(b)). Late fees must also be explicitly laid out in the written lease agreement to be legally enforceable.
For more detail, see our Late Fees guide.
Additional Compliance Focus Areas
Explore our targeted guides to explain the complexities of managing residential property in Nevada:
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Frequently Asked Questions
▶What are the Nevada landlord-tenant laws every property owner should know?
Residential tenancies in Nevada are primarily governed by Nevada Revised Statutes (NRS) Chapter 118A. Unlike states with heavy tenant protections, Nevada maintains a relatively balanced approach, featuring unique "summary eviction" procedures that expedite court filings for landlords, while still strictly enforcing caps on security deposits and late fees to protect tenants. This guide covers the essential compliance requirements for property owners and landlords.
▶What is the Nevada eviction process and how long does it take?
The Nevada eviction process requires landlords to provide written notice to tenants before filing a court action. The type and length of notice depends on the reason for eviction — typically shorter for non-payment of rent and longer for lease violations or no-fault terminations. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal in Nevada. The full court process varies but typically takes several weeks.
Read the complete guide▶What are the Nevada security deposit rules and return deadlines?
Nevada has specific rules governing how much landlords can charge for security deposits, how deposits must be held, and the deadline for returning deposits after a tenant moves out. Landlords must provide an itemized statement of any deductions made from the deposit. Failure to comply with deposit return deadlines can result in penalties and the forfeiture of the landlord's right to claim deductions.
Read the complete guide▶What are the Nevada rent increase laws and caps for landlords?
Nevada has specific rules governing when and how landlords can increase rent. During a fixed-term lease, rent generally cannot be increased unless the lease explicitly allows it. For month-to-month tenancies, landlords must provide proper written notice before an increase takes effect. Check whether Nevada has any local rent control ordinances that may impose additional caps or requirements.
Read the complete guide▶What is the grace period for late rent in Nevada?
Nevada has specific rules regarding grace periods for late rent and the amount that can be charged as a late fee. Late fee provisions must be stated in the lease agreement, and fees must be reasonable. Check Nevada state law and any applicable local ordinances for the exact grace period and late fee limits that apply to your rental property.
Read the complete guide▶What disclosures must Nevada landlords provide to tenants?
Nevada landlords must provide certain disclosures to tenants before or at the time of lease signing. Common required disclosures include lead-based paint hazards (for pre-1978 buildings, a federal requirement), the identity of the landlord or property manager, and any known material defects in the property. Additional state-specific disclosures may include flood risk, mold hazards, and environmental conditions.
Read the complete guide▶What are the Nevada lease requirements for rental properties?
Nevada recognizes both written and oral leases, though written leases are strongly recommended for terms longer than one year. Lease agreements should include the rent amount, payment due date, security deposit terms, maintenance responsibilities, and rules regarding entry, pets, and subletting. Certain lease clauses that waive tenant statutory rights may be void and unenforceable under Nevada law.
Read the complete guide▶What are Nevada landlord maintenance obligations and habitability standards?
Nevada landlords must maintain rental properties in a condition that is fit for habitation and complies with applicable building, housing, and health codes. This includes maintaining structural integrity, plumbing, heating and cooling systems, electrical systems, and pest control. Tenants typically have the right to request repairs in writing, and if repairs are not made within a reasonable time, tenants may have legal remedies available.
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