Nevada Subletting, Lease Endings & Tenant Death
Nevada rules on subletting, lease endings & tenant death for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-22.
Short answer: Nevada's landlord-tenant law for dwellings (NRS chapter 118A) has no provision on subletting or assigning a lease. NRS chapter 118A (reviewed)
The rules in Nevada
| Subletting | Nevada's landlord-tenant law for dwellings (NRS chapter 118A) has no provision on subletting or assigning a lease. Reviewed NRS chapter 118A on 2026-10-28; no provision found. The only 'assignment' language concerns a landlord's transfer of security deposits (NRS 118A.244). Source: NRS chapter 118A (reviewed) |
|---|---|
| When the lease ends | If a tenant stays without consent after the lease ends or is terminated, the landlord may bring an action for possession and rent and may also recover actual damages. If the landlord consents to the tenant staying, the tenancy becomes week to week for a tenant paying weekly rent and month to month in all other cases, on the same terms unless the parties agree otherwise. The holdover section provides for actual damages; it sets no multiple-rent penalty. Source: NRS 118A.470 |
| If a tenant dies | The statute does not give a landlord the right to end a lease solely because one of the tenants died. A tenant who is 60 or older or has a disability and whose spouse or cotenant dies may end the lease by giving the landlord 60 days' written notice within 3 months after the death; the notice must state the facts showing the right to terminate. The same section lets a tenant who is 60 or older or has a disability end the lease on 30 days' written notice when their condition requires relocation for care. Source: NRS 118A.340(2)-(4) |
Nevada vs. neighboring states
| State | Subletting | When the lease ends | If a tenant dies |
|---|---|---|---|
| Nevada | Nevada's landlord-tenant law for dwellings (NRS chapter 118A) has no provision on subletting or assigning a lease. NRS chapter 118A (reviewed) | If a tenant stays without consent after the lease ends or is terminated, the landlord may bring an action for possession and rent and may also recover actual damages. If the landlord consents to the tenant staying, the tenancy becomes week to week for a tenant paying weekly rent and month to month in all other cases, on the same terms unless the parties agree otherwise. NRS 118A.470 | The statute does not give a landlord the right to end a lease solely because one of the tenants died. A tenant who is 60 or older or has a disability and whose spouse or cotenant dies may end the lease by giving the landlord 60 days' written notice within 3 months after the death; the notice must state the facts showing the right to terminate. NRS 118A.340(2)-(4) |
| Arizona | Arizona's Residential Landlord and Tenant Act has no section setting a rule on whether a tenant may sublet or assign, or on landlord consent. A.R.S. title 33, ch. 10 (reviewed) | If a tenant stays after the lease ends without the landlord's consent, the landlord may sue for possession, and if the holdover is willful and not in good faith the landlord may also recover the greater of two months' periodic rent or twice actual damages. If the landlord consents in writing to the tenant staying, the tenancy is week-to-week for a roomer paying weekly rent and month-to-month in other cases. A month-to-month tenancy ends with written notice at least 30 days before the rental date named in the notice; week-to-week needs at least 10 days. The act does not address automatic-renewal clauses. A.R.S. §§ 33-1375, 33-1314(D) | A landlord may ask for, and the tenant may give, the name and contact information of a person authorized to enter and remove and store the tenant's belongings and animal if the tenant dies or becomes incapacitated. If that person cannot be reached or does not respond within one day (animal) or ten days (other property) after the landlord's first written contact, the landlord may dispose of the property under the abandonment rules and treat the animal as abandoned. The authorized person must show government ID and has 20 days from the first written contact or the last paid-rent date, whichever is longer, to remove items and return keys; the landlord is not liable for items after allowing that removal. A.R.S. § 33-1314(E)-(G) |
| California | A tenant may sublease or assign unless the rental agreement bars doing so without the landlord's prior consent; if it does, the tenant must get the landlord's permission. A lease clause requiring consent but giving no standard is read to mean consent will not be unreasonably withheld. With a sublease the original tenant stays responsible to the landlord for rent; with an assignment the new tenant becomes directly responsible to the landlord, but the original tenant is not released unless the landlord agrees. Cal. Dept. of Real Estate, California Tenants: A Guide to Residential Tenants' and Landlords' Rights and Responsibilities (2026 ed.) | A fixed-term lease ends automatically at the end of its term unless the lease says otherwise. If the tenant stays and the landlord accepts rent after the term ends, the tenant becomes a holdover with a periodic tenancy (for example, month-to-month if rent is paid monthly), and the other lease terms stay in effect. If the tenancy is not covered by just-cause protection and the landlord refuses rent after the term, the landlord may file an eviction case without further notice; if the tenancy is covered by the Tenant Protection Act or a local just-cause ordinance, it continues month-to-month until the tenant gives notice or the landlord has a legal reason to end it. Cal. Dept. of Real Estate, California Tenants: A Guide to Residential Tenants' and Landlords' Rights and Responsibilities (2026 ed.) | If a tenant with a fixed-term lease dies, the tenant's estate (through the executor or administrator) stays financially responsible for rent for the rest of the term; the estate may surrender the unit, but stays responsible until the landlord re-rents it, and the landlord must make a good-faith effort to re-rent. If the tenant had a week-to-week or month-to-month tenancy, the tenancy ends by notice of the tenant's death, on the 30th day after the tenant's last rent payment before death; no other notice is needed. The tenant's belongings are then handled under the rules for property left after a tenancy ends. Cal. Dept. of Real Estate, California Tenants: A Guide to Residential Tenants' and Landlords' Rights and Responsibilities (2026 ed.) |
| Idaho | According to the Idaho Attorney General's manual, unless the lease prohibits it, a tenant may sublet, but the original tenant stays responsible under the lease. If a tenant assigns or sublets contrary to the lease, that ends the lease, and the landlord may recover possession after serving a 3-day notice to quit. Idaho Attorney General, Landlord and Tenant Manual (July 2026), p. 20; Idaho Code § 6-303(4) | For residential leases, the landlord must give written notice at least 30 days before a nonrenewal of the lease or before a rent increase takes effect. A fixed-term lease can be extended only if both sides agree, per the Attorney General's manual. A tenant who stays after the term without the landlord's permission is guilty of unlawful detainer and can be evicted; a tenancy at will ends with at least one month's written notice from either side. Idaho Code §§ 55-304(2), 6-303(1), 55-208; Idaho Attorney General, Landlord and Tenant Manual (July 2026), p. 20 | Not verified yet |
| Oregon | Oregon has no state law in its Residential Landlord and Tenant Act that sets a consent standard for a tenant subletting or assigning an ordinary residential lease. Manufactured dwelling and floating home park tenants have a separate subleasing statute. ORS ch. 90 (reviewed); ORS 90.555 | If a fixed-term lease ends after the tenant's first year of occupancy, it automatically becomes month to month unless the parties sign a new fixed term, the tenant gives at least 30 days' written notice, or the landlord has a qualifying landlord reason and gives the required notice. If the term ends within the first year, the landlord may end the tenancy without cause with at least 30 days' written notice. A tenant who stays without the landlord's consent after the tenancy ends can be evicted and is liable for actual damages, including rent until the landlord knows or should know the tenant has left; the statute sets no double-rent penalty. ORS 90.427(4), (11) | Oregon has no state law in its Residential Landlord and Tenant Act that ends a lease automatically when the tenant dies. When the only tenant dies, the tenant's belongings are handled under the abandoned-property statute: the landlord's notice must go to the tenant at the unit, to any known heir, devisee, personal representative or person the tenant designated in writing, and to an estate administrator of the State Treasurer. The landlord must let an heir, devisee or personal representative (or, if none comes forward, the designated person) remove the property if they contact the landlord in time and show reasonable evidence of their status. ORS ch. 90 (reviewed); ORS 90.425(21) |
| Utah | Utah's landlord-tenant statutes do not set a rule on whether a landlord must consent to subletting or assignment. If a tenant assigns or sublets contrary to the lease, the landlord may serve a three-calendar-day notice to quit, and staying after that notice is an unlawful detainer. Utah Code § 78B-6-802(1)(d); Title 57 Ch. 22 and Title 78B Ch. 6 Part 8 (reviewed) | A lease for a fixed term ends at the end of the term without notice, and a tenant who stays after that is in unlawful detainer. For a month-to-month or other periodic tenancy, the owner must serve notice at least 15 calendar days before the end of the rental period; a tenancy at will needs at least 5 calendar days' notice. In an eviction case the court enters judgment for the rent and for three times the damages assessed for the unlawful detainer, plus attorney fees to the winning party. The statutes do not address automatic-renewal clauses. Utah Code §§ 78B-6-802(1)(a)-(b), 78B-6-811(3), (5) | Utah's landlord-tenant statutes do not say that a lease ends when a tenant dies or give the estate a special notice period. If the premises are treated as abandoned and belongings are left, the owner must follow the abandoned-property process (posted and mailed notice, storage for at least 15 calendar days); an immediate family member who provides a death certificate or obituary gets an extension of up to 15 more calendar days to recover the property. Utah Code § 78B-6-816(2), (7)(c) |
City rules that may add to state law
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Nevada Subletting, Lease Endings & Tenant Death FAQ
Can I sublet my apartment in Nevada?
Nevada's landlord-tenant law for dwellings (NRS chapter 118A) has no provision on subletting or assigning a lease. (NRS chapter 118A (reviewed))
What happens when my lease ends in Nevada?
If a tenant stays without consent after the lease ends or is terminated, the landlord may bring an action for possession and rent and may also recover actual damages. If the landlord consents to the tenant staying, the tenancy becomes week to week for a tenant paying weekly rent and month to month in all other cases, on the same terms unless the parties agree otherwise. (NRS 118A.470)
What happens to a lease when a tenant dies in Nevada?
The statute does not give a landlord the right to end a lease solely because one of the tenants died. A tenant who is 60 or older or has a disability and whose spouse or cotenant dies may end the lease by giving the landlord 60 days' written notice within 3 months after the death; the notice must state the facts showing the right to terminate. (NRS 118A.340(2)-(4))
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.