Nevada Residential Lease Agreement
A free Nevada lease template, plus what Nevada law requires a lease to include, attach or leave out — each with the statute. Use it as a starting point; landlords with unusual situations should have a lawyer review the final lease.
Disclosures Nevada requires
| Manager, owner, agent and emergency contact | At or before the start of the tenancy, the landlord must disclose in writing the name and address of the persons authorized to manage the premises, a person in Nevada authorized to accept service of process and notices, and the principal or corporate owner, plus an emergency phone number for a responsible person who lives in the county or within 60 miles. It must be kept current. Instead of individual notices, it may be posted in an elevator and one other conspicuous place (or two conspicuous places if there is no elevator). Applies to: All residential tenancies Source: NRS 118A.260; NRS 118A.270 |
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| Foreclosure | The landlord must disclose in writing to a prospective tenant if the property is the subject of any foreclosure proceedings. A willful violation is a deceptive trade practice. Applies to: Properties in foreclosure Source: NRS 118A.275 |
| Single-family residence occupancy disclosure | A lease for a single-family residence (a structure of up to four units, not a manufactured home) that is not signed by a landlord's agent holding a Nevada property management permit must carry a disclosure at the top of the first page explaining the rebuttable presumptions under NRS 205.0813 and 205.0817 that a tenant lacks lawful occupancy unless the lease is notarized or signed by a permitted property manager and includes the landlord's or representative's current address and phone number, and stating that the lease is valid and enforceable between the parties either way. Applies to: Single-family residences (1-4 units) not signed by a licensed property manager Source: NRS 118A.200(4), (10) |
| Online payment fee | If online rent payment is allowed, any portion of a fee charged for paying online must be separately identified in the written rental agreement. Applies to: Leases that allow online payment Source: NRS 118A.303(2)(b) |
| Separately billed utilities | A monthly electric, gas or water charge outside the single rent figure is allowed only if the utility cannot contract directly with the tenant (or, for water, the unit is on a master-metered system). The rent figure must carry an asterisk or similar symbol (at least half the figure's font size) pointing to a statement on the same page explaining why, naming each utility and its phone number (for the direct-contract case), and stating the fee equals the actual cost. Applies to: Leases with pass-through utility charges Source: NRS 118A.200(8) |
Terms Nevada law requires or controls
| Minimum lease contents | A written rental agreement must address at least: the lease term; the rent (as a single figure) and when and how it is paid; occupancy by children or pets; services included; required fees and their purpose; required deposits and refund conditions; charges for late or partial payment or dishonored checks; the landlord's inspection rights; a list of the persons, or number of persons, who will occupy the unit; each party's utility responsibilities; a signed inventory and condition record of the premises; a summary of NRS 202.470 (penalty for allowing a nuisance); how to report a nuisance or a building, safety or health code violation to authorities; and the tenant's rights to display the U.S. flag (NRS 118A.325) and religious or cultural items (NRS 118A.327). Using a nonconforming lease is unlawful. Applies to: All written residential leases Source: NRS 118A.200(3), (9) |
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| Single all-in rent figure | Wherever the landlord lists rent or refers to it in a written lease, rent must be stated as one figure that is the maximum total periodic rent, including all mandatory fees beyond base rent, and the landlord may not charge more than that figure (except qualifying separately billed utilities). Applies to: All residential leases Source: NRS 118A.200(6)-(7) |
| Late fee limits | In a tenancy longer than week to week, no late fee may be charged until at least 3 calendar days after rent is due, the late fee may not exceed 5% of the periodic rent, and the maximum may not be increased based on a previous late fee. Applies to: Tenancies longer than week to week Source: NRS 118A.210(4) |
| Deposit limits and refund | All deposits and surety bonds combined (including last month's rent) may not exceed 3 months' periodic rent. A surety bond may be used instead of a deposit only with the landlord's consent, and a landlord may not require one. Deposits may not be made nonrefundable except for a reasonable cleaning charge stated in the lease. Any remainder plus an itemized accounting is due within 30 days after the tenancy ends. Applies to: All residential leases Source: NRS 118A.242 |
| Rule changes after move-in | A rule change that materially changes the tenant's bargain is enforceable only with the tenant's written consent or after 30 days' written notice. Applies to: Leases with rules or regulations Source: NRS 118A.320(2) |
| Rent increase notice | A rent increase requires written notice at least 60 days before the first increased payment (30 days for periodic tenancies shorter than one month). Applies to: All residential tenancies Source: NRS 118A.300 |
Clauses that are void in Nevada
| Waiver of rights | A rental agreement may not require the tenant to waive or give up rights or remedies under NRS chapter 118A. Applies to: All residential leases Source: NRS 118A.220(1)(a) |
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| Confession of judgment | A rental agreement may not authorize anyone to confess judgment on a claim arising from the agreement. Applies to: All residential leases Source: NRS 118A.220(1)(b) |
| One-way attorney's fees | A rental agreement may not require the tenant to pay the landlord's attorney's fees, but it may provide that reasonable attorney's fees go to the prevailing party in court. Applies to: All residential leases Source: NRS 118A.220(1)(c) |
| Landlord liability limits and indemnity | A rental agreement may not limit the landlord's legal liability, or require the tenant to indemnify the landlord, for liability arising from an act or omission of the landlord or its agents or employees. Applies to: All residential leases Source: NRS 118A.220(1)(d) |
| Unequal termination notice | A rental agreement may not require the tenant to give a different termination notice than the landlord must give. Prohibited provisions are void, and the tenant may recover actual damages caused by their inclusion. Applies to: All residential leases Source: NRS 118A.220(1)(e), (2) |
Format and delivery rules
| Signatures and free copy | A written rental agreement must be signed by the landlord or agent and the tenant or agent. The landlord must give the tenant one free copy when it is signed and more copies within a reasonable time on request (a reasonable fee may be charged for extra copies). On request, a prospective tenant must be given a copy of the rental agreement. Applies to: All written residential leases |
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| Font size of single-family disclosure | The single-family residence occupancy disclosure must appear at the top of the first page in a font at least twice the size of any other font in the agreement. Applies to: Single-family residences (1-4 units) not signed by a licensed property manager Source: NRS 118A.200(4) |
| Receipts | On request, the landlord must give a signed receipt for deposits, rent and other payments. Applies to: All residential tenancies Source: NRS 118A.250 |
Fill in the lease
Nothing you type leaves your browser. Bracketed items are yours to complete; clauses marked as required by Nevada law must be written to meet the rule shown above.
1. Parties. This lease is between [landlord name] ("Landlord") and [tenant name(s)] ("Tenant"). Landlord's address for notices: [landlord notice address].
2. Property. Landlord rents to Tenant the home at [rental address], including [parking, storage, appliances included].
3. Term. The lease begins on [start date] and ends on [end date]. [If month-to-month instead: the tenancy continues month to month until either side gives the written notice Nevada law requires.]
4. Rent. Rent is $[monthly rent] per month, due on the [due day] day of each month, paid by [payment method] to [where to pay].
5. Late fee. If rent is not received by [late day], a late fee of $[late fee] is due. This fee must comply with Nevada law (NRS 118A.210(4)).
6. Security deposit. Tenant pays a security deposit of $[deposit amount], within the Nevada limit (NRS 118A.242(1)). Landlord will return it, minus lawful deductions with any required itemized list, within the time Nevada law sets (NRS 118A.242(4)).
7. Utilities. Tenant pays: [utilities tenant pays]. Landlord pays: [utilities landlord pays].
8. Occupants and guests. Only these people may live in the home: [names of all occupants]. Guests may stay up to [guest limit] unless Landlord agrees in writing.
9. Pets. [No pets allowed / Pets allowed: describe, plus any pet deposit or fee]. Assistance animals for people with disabilities are not pets and are handled under fair housing law.
10. Repairs and maintenance. Landlord keeps the home safe and fit to live in and makes repairs required by law. Tenant keeps the home clean, reports problems promptly in writing, and pays for damage beyond normal wear and tear.
11. Landlord entry. Landlord may enter for repairs, inspections or showings after giving the notice Nevada law requires (NRS 118A.330(3)), except in an emergency.
12. Subletting. Tenant may not sublet or assign this lease without Landlord's written consent, which [will / will not] be unreasonably withheld.
13. Ending the lease. At the end of the term, [the lease ends / the lease renews month to month] unless either side gives written notice at least [notice days] days before the end date, and never less than Nevada law requires.
14. Minimum lease contents. (Write this clause to meet Nevada law: see "Minimum lease contents" above (NRS 118A.200(3), (9)).)
15. Single all-in rent figure. (Write this clause to meet Nevada law: see "Single all-in rent figure" above (NRS 118A.200(6)-(7)).)
16. Late fee limits. (Write this clause to meet Nevada law: see "Late fee limits" above (NRS 118A.210(4)).)
17. Deposit limits and refund. (Write this clause to meet Nevada law: see "Deposit limits and refund" above (NRS 118A.242).)
18. Rule changes after move-in. (Write this clause to meet Nevada law: see "Rule changes after move-in" above (NRS 118A.320(2)).)
19. Rent increase notice. (Write this clause to meet Nevada law: see "Rent increase notice" above (NRS 118A.300).)
20. Disclosures attached. Landlord has given Tenant these disclosures required by Nevada law: Manager, owner, agent and emergency contact; Foreclosure; Single-family residence occupancy disclosure; Online payment fee; Separately billed utilities. [Attach each one.]
21. Lead paint (homes built before 1978). If the home was built before 1978, Landlord has given Tenant the federal lead-based paint disclosure and the EPA pamphlet "Protect Your Family From Lead in Your Home."
22. Whole agreement. This lease and its attachments are the whole agreement. If any part is not allowed by law, the rest still applies. Changes must be in writing and signed by both sides.
Landlord: [landlord name] Signature: ____________ Date: [date signed]
Tenant: [tenant name(s)] Signature: ____________ Date: [date signed]
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General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.