Published 2026-09-25 · 26 min read

Nevada Landlord-Tenant Law 2026: The Plain-English Guide

Quick answer - Nevada: Nevada caps deposits at three months' rent (NRS 118A.242). Return the balance with an itemized accounting within 30 days after the tenancy ends; missing it can cost the entire deposit plus up to another deposit. Late fees cap at 5% after a 3-day grace period, and entry requires 24 hours' notice.

Nevada runs its rentals under the Residential Landlord and Tenant Act, NRS Chapter 118A (NRS 118A.010 to 118A.530), with eviction procedure in NRS Chapter 40 and housing discrimination in the Nevada Fair Housing Law, NRS 118.010 to 118.120. Manufactured-home park tenancies sit in their own chapter (Chapter 118B) and are expressly outside Chapter 118A (NRS 118A.180(2)(a)); this guide covers ordinary dwellings. The headline facts in most guides survive verification: the deposit cap really is 3 months' periodic rent, the return deadline really is 30 days, the late-fee cap really is 5%, and the nonpayment notice really does run on 7 judicial days. But the previous version of this page omitted the rules that decide real disputes — the deposit penalty, the late-fee grace period, the repair-and-deduct dollar cap, the split increase notice, and three payment and disclosure duties the Legislature added in 2025. This guide states the current law, verified against the current text published by the Nevada Legislature.

Ten corrections and completions to start. First, the deposit deduction list was incomplete and the penalty was missing entirely: NRS 118A.242(4) allows claims only for rent defaults, tenant-caused damage other than normal wear, and the reasonable costs of cleaning — and NRS 118A.242(6) makes a landlord who fails or refuses to return the remainder within 30 days liable for damages in an amount equal to the entire deposit plus a court-fixed sum of up to another entire deposit. Second, the late-fee rule is three rules, not one: under NRS 118A.210(4), the fee must be reasonable and stated in the rental agreement, it may not exceed 5% of the periodic rent, it may not be charged until at least 3 calendar days after rent is due in any tenancy longer than week-to-week, and it may not be increased because a late fee was previously imposed. Third, the rent-increase notice is split, not flat 60 days: NRS 118A.300 requires 60 days generally but 30 days for a periodic tenancy of less than 1 month. Fourth, "30 days to end a month-to-month tenancy" is only one rung of the ladder: NRS 40.251 sets 7 days for week-to-week tenancies, 30 days for other periodic tenancies, 5 days for tenancies at will, and 5 days where the tenant has failed to perform basic or contractual obligations under Chapter 118A — and a tenant who is 60 or older or has a disability may request 30 more days (NRS 40.251(2)). A fixed term, by contrast, ends without any notice at expiration (NRS 40.250). Fifth, the eviction-notice menu was compressed past accuracy: a lease-condition violation gets 5 days to perform or surrender under NRS 40.2516 (the statute says 5 days, not 5 judicial days), while the 3-day notice in NRS 40.2514 is a notice to surrender — not to cure — covering assignment or subletting contrary to the lease, waste, unlawful business, nuisance, and controlled-substance violations. Sixth, repair-and-deduct has a hard dollar test the old page never stated: NRS 118A.360 allows it only where the reasonable cost of compliance is less than $100 or one month's periodic rent, whichever is greater, after 14 days' written notice, and caps the landlord's liability at that same amount within any 12-month period. Seventh, the entry rule has a business-hours qualifier: NRS 118A.330(3) requires at least 24 hours' notice and entry only at reasonable times during normal business hours, unless the tenant expressly consents to shorter notice or nonbusiness-hours entry for that particular entry. Eighth, the old page's open question about source-of-income protection is now answered: source of income is not in the protected-class list of the Nevada Fair Housing Law, NRS 118.100, whose classes are stated verbatim in the discrimination section below — do not promise applicants a statewide protection the statute does not contain, and check local ordinances separately. Ninth, two superlatives are deleted as unverifiable: no statute calls Nevada's deposit cap "the largest in the country," and no source on this page supports a "3–6 week" uncontested-eviction timeline — both are removed rather than repeated. Tenth, the page predated the 2025 Legislature entirely: rent must now be stated as a single figure including mandatory fees (NRS 118A.200(6)–(8)), the landlord must offer at least one fee-free payment method that does not require bank-account information (NRS 118A.303), and application fees must be refunded when the landlord rents to someone else without doing the work the fee paid for — with no application, credit-report, or background-check fees at all for a minor household member (NRS 118A.306).

Disclaimer: this is general information, not legal advice. Nevada eviction practice runs through justice courts with local forms and local filing practice; consult a Nevada landlord-tenant attorney for your situation.

Nevada's numbers — a 3-month deposit cap, a 5% late-fee cap, 7 judicial days on nonpayment — match almost no other state, and two of its payment rules changed in 2025. The 50-State Landlord Law Dataset (CSV + JSON) ($29) puts all 50 states' deposit caps, return deadlines, damage multipliers, and entry-notice rules in one searchable spreadsheet so you can compare and comply without re-reading statutes.

At a glance

When the clocks actually start

Nevada runs two different day-counts, and mixing them up is the classic filing error. Most Chapter 118A clocks run on calendar days and say so or run from a stated event: the 30-day deposit return runs after termination of the tenancy (NRS 118A.242(4)); the late-fee grace rule counts 3 calendar days after the due date (NRS 118A.210(4)(a)); the habitability and repair-and-deduct cures run 14 days after receipt of the tenant's written notice (NRS 118A.355(1), 118A.360(1)); the essential-services cure runs 48 hours, except a Saturday, Sunday or legal holiday, after receipt (NRS 118A.380(1)). The Chapter 40 nonpayment clock, by contrast, runs on judicial days — court days, not calendar days — so weekends and legal holidays do not count: unlawful detainer requires the pay-or-surrender notice to remain uncomplied with for 7 judicial days after service for residential real property (NRS 40.2512(1)(b)), and the summary-eviction route measures the tenant's deadline as before the close of business on the seventh judicial day following the day of service (NRS 40.253(1)(a)). The expedited lockout remedy uses judicial days too: the tenant's verified complaint must be filed within 5 judicial days of the landlord's unlawful act, and the hearing follows not later than 3 judicial days after filing (NRS 118A.390(5)(a), (6)). Notice service itself is prescribed: written notices to the tenant under Chapter 118A are served in the manner provided by NRS 40.280, and written notices to the landlord may be delivered or mailed to the landlord's designated place of business or rent-receipt place and are effective from delivery or mailing (NRS 118A.190).

Worked example, weekday-verified: rent of $1,800 is due Sunday, March 1, 2026 and is not paid. You serve the written pay-or-surrender notice on Monday, March 2, 2026. Counting judicial days after service — Tuesday, March 3 (1), Wednesday, March 4 (2), Thursday, March 5 (3), Friday, March 6 (4), Monday, March 9 (5), Tuesday, March 10 (6), Wednesday, March 11 (7) — the tenant must pay or surrender before the close of business on Wednesday, March 11, 2026 on the summary route. Count the same notice in calendar days and you would file three days early, on a defective clock. See our eviction timeline calculator and the general eviction process guide.

How much can a Nevada landlord charge as a security deposit? (NRS 118A.242)

Section 118A.242 is the whole deposit code in one section: cap, surety-bond alternative, accounting, penalty, and the anti-waiver rule. For the deposit-only treatment, see our Nevada security deposit law guide.

• Cap — 3 months, all-in (subsection 1). The landlord may not demand or receive a security deposit or a surety bond, or a combination of the two, including the last month's rent, whose total amount or value exceeds 3 months' periodic rent. The "including" is the trap: a landlord who collects 2 months as a "deposit," 1 month as "last month's rent," and anything more as a "bond" has already broken the cap, whatever the lease calls the pieces.
• The surety-bond alternative (subsections 2–3). In lieu of paying all or part of the deposit, the tenant may — if the landlord consents — purchase a surety bond securing the tenant's obligations to remedy rent defaults, repair damage other than normal wear, and clean the unit. The landlord is not required to accept a bond, and may not require the tenant to buy one. Either way, the combined value still counts against the 3-month cap.
• What may be claimed (subsection 4). On termination of the tenancy by either party for any reason, the landlord may claim only amounts reasonably necessary to (a) remedy a default in the payment of rent, (b) repair damages to the premises caused by the tenant other than normal wear, and (c) pay the reasonable costs of cleaning the premises. Anything outside those three buckets — a flat "administrative" withholding, a charge for the landlord's own habitability duties (see NRS 118A.290(4) below), ordinary repainting after a long tenancy — is not a lawful claim on the deposit.
• The 30-day accounting and return (subsection 4). The landlord must provide an itemized, written accounting of the disposition of the deposit or bond and return any remaining portion no later than 30 days after termination of the tenancy, by handing it to the tenant personally at the place where rent is paid or by mailing it to the tenant's present address or, if that address is unknown, the last known address. The clock runs from termination, not from whenever the landlord gets around to inspecting — schedule the walk-through in week one. Use our Security Deposit Deadline Finder and deductions guide.
• The tenant's dispute right against the surety (subsection 5). If the tenant disputes an item in the accounting, the tenant may send a written response disputing the item to the surety, and if that response is sent within 30 days after receiving the accounting, the surety may not report the landlord's claim to a credit reporting agency unless the surety obtains a judgment against the tenant.
• Transfers (NRS 118A.244, 118A.349). When the landlord's interest ends — sale, assignment, death, receivership — the deposit or bond must be accounted for or transferred to the successor within a reasonable time, with notice to the tenant; after a voluntary transfer or sale, the new owner must notify the tenant within 30 days of the transfer (NRS 118A.349). Buying a tenanted property buys the 30-day return duty for the deposits that came with it.
• Receipts (NRS 118A.250). The deposit code sits alongside a general receipts duty for deposits, bonds, rent, and other payments — issue the receipt at collection, not on request weeks later.

What a missed deadline costs

NRS 118A.242(6) is two-tiered, and both tiers are measured on the entire deposit, not on the amount wrongfully withheld:

1. Tier (a). If the landlord fails or refuses to return the remainder of a security deposit within 30 days after the end of a tenancy, the landlord is liable to the tenant for damages in an amount equal to the entire security deposit; and

2. Tier (b). Plus a sum to be fixed by the court of not more than the amount of the entire security deposit, fixed after considering whether the landlord acted in good faith, the course of conduct between the parties, and the degree of harm to the tenant (subsection 7).

Worked example, weekday-verified: the tenancy terminates on Monday, March 2, 2026. Rent is $1,800 a month and the deposit held is $3,600 (2 months — within the $5,400 cap). Documented claims are $850 ($400 unpaid rent, $300 tenant-caused damage, $150 reasonable cleaning), so the balance of $2,750 plus the itemized accounting is due by Wednesday, April 1, 2026. If the landlord simply never sends it, the exposure under subsection (6) is the $3,600 tier-(a) amount plus up to another $3,600 under tier (b) — up to $7,200 in damages measured on the full deposit, on top of returning what is owed. Finally, two closing rules: a lease provision calling any deposit nonrefundable, or waiving or modifying the tenant's rights under the section, is void as contrary to public policy — the sole exception is an agreement for a nonrefundable charge for cleaning in a reasonable amount (subsection 8) — and the tenant's claim to the deposit takes precedence over the claim of any creditor of the landlord (subsection 9). Photo-document every unit at move-in and move-out; see our move-in/move-out inspection checklist.

Can a Nevada landlord raise rent freely, and what notice and fee rules apply?

• No rent cap in Chapter 118A. The Act caps neither rent nor the size of an increase; what it regulates is notice and how rent is stated and collected, below. No statewide rent-control statute was found in Chapters 118A, 118, or 40 in this verification — the honest statement is that Nevada law sets no rent ceiling, not that every local rule is preempted; check your city and county ordinances before relying on either claim.
• When rent is due (NRS 118A.210(1)–(3)). Rent is payable without demand or notice at the time and place agreed. Unless the agreement establishes a definite term, the tenancy is week-to-week for a tenant who pays weekly rent and month-to-month in all other cases. With no agreement at all, rent is payable at the beginning of the tenancy and equals the fair rental value.
• The late-fee rule, in full (NRS 118A.210(4)). A landlord may charge a reasonable late fee for late payment as set forth in the rental agreement, but: (a) in a tenancy longer than week-to-week, no late fee may be charged or imposed until at least 3 calendar days after the date rent is due; (b) the fee must not exceed 5 percent of the amount of the periodic rent; and (c) the maximum amount of the late fee must not be increased based upon a late fee previously imposed — no pyramiding a fee on top of last month's unpaid fee. On $1,800 rent the ceiling is $90, and it is still $90 when the tenant is late a second month running. A fee in the lease that exceeds the cap, or is imposed inside the 3-day window, is unenforceable to that extent no matter what the tenant signed. See how to handle late rent.
• Increases — 60 days, or 30 for short periodic tenancies (NRS 118A.300). The landlord may not increase the rent unless the landlord serves the tenant with a written notice, 60 days or, in the case of any periodic tenancy of less than 1 month, 30 days in advance of the first rental payment to be increased, advising the tenant of the increase. Worked example, weekday-verified: for an increase first payable Wednesday, July 1, 2026 on a month-to-month tenancy, the written notice must be served by Saturday, May 2, 2026 — 60 days in advance, counted back from the payment date, not from the first of the prior month. During a fixed term, the agreed rent controls unless the lease itself provides a change mechanism. See how to raise rent legally.
• Rent must be stated as a single figure (NRS 118A.200(6)–(8), amended 2025). Everywhere the landlord lists the amount of rent due — in listings covered by the subsection and in any reference in a written rental agreement — the rent must be set forth as a single figure representing the maximum total amount of periodic rent, including any mandatory fees charged in addition to base rent, and the landlord may not charge periodic rent exceeding that stated maximum. The one stated carve-out is a monthly fee equal to the actual cost of electric, natural gas, or water service for the tenant's own unit where the utility cannot contract directly with the tenant and the agreement flags the arrangement with an asterisk or similar reference symbol. Advertising $1,600 and billing $1,600 plus a mandatory $75 "amenity fee" the agreement never folded into the single figure is exactly what this subsection prohibits; NRS 118A.405 supplies the tenant's remedy for a disclosure failure.
• At least one fee-free way to pay (NRS 118A.303, added 2025). The landlord or agent must provide at least one method of paying rent or any other fee or charge that requires the tenant neither to pay any fee for using the method nor to provide bank-account information (a paper check, which inherently carries such information, is expressly not prohibited by that clause). If the landlord allows payment through a website or portal, the tenant may be charged no more than the operator's own fee for the portal's use, and that fee amount must be separately identified in the written rental agreement.
• Application and screening fees (NRS 118A.306, added 2025). A landlord who collects any fee to apply to rent a unit — application fee, credit-report fee, background-check fee — shall refund it if the landlord rents the unit to a different prospective tenant and does not conduct the activity the fee paid for. A landlord also shall not collect an application, credit-report, or background-check fee for a minor who is a member of the prospective tenant's household. Screening the parents does not license billing for screening their child.
• Shutdown protection (NRS 118A.210(4) tail, 118A.310, 118A.315). Lease terms requiring rent at a specified time are unenforceable against a tenant who is a federal, tribal, or state worker — or a household member of one — during a shutdown, and the landlord must accept that period's rent for up to 30 days after the shutdown ends; a landlord facing a shutdown of 30 days or more may petition the court for relief on undue-hardship grounds. Narrow, but a landlord who files on a furloughed tenant mid-shutdown will meet it as a defense.

The rental agreement itself (NRS 118A.200, 118A.220, 118A.230)

• Signing and copies (NRS 118A.200(1)–(2)). A written agreement must be signed by the landlord or agent and the tenant or agent. The landlord must give the tenant one copy free of cost at execution and additional copies within a reasonable time on request, for a reasonable fee.
• Required contents (NRS 118A.200(3)). A written rental agreement must contain provisions on: duration; the amount of rent (stated as the single figure above) and the manner and time of payment; occupancy by children or pets; services included; fees required and their purposes; deposits required and the conditions for their refund; charges for late or partial payment or a dishonored check; the landlord's inspection rights; a listing of the persons who are to occupy the unit; who pays which utility charges; a signed record of the inventory and condition of the premises in the tenant's exclusive custody; a summary of NRS 202.470; information on how to report a nuisance or a building, safety, or health code violation; and information on the tenant's flag-display right (NRS 118A.325) and religious-or-cultural-items right (NRS 118A.327, added 2025). Using a nonconforming agreement is unlawful.
• Single-family disclosure (NRS 118A.200(4)). A written agreement for a single-family residence (defined in subsection 10 as a structure of not more than four units, excluding a manufactured home) that is not signed by an agent holding a Chapter 645 property-management permit must carry, at the top of its first page in type at least twice the size of any other type in the agreement, the prescribed disclosure about the rebuttable presumptions in NRS 205.0813 and 205.0817 and the agreement's validity regardless of notarization or permit-holder signature. Self-managing single-family landlords are the ones who miss this.
• No-agreement presumptions (NRS 118A.200(5)). The absence of a written agreement raises a disputable presumption that there are no restrictions on occupancy by children or pets, that maintenance and waste removal are provided without charge, that no charges for partial or late payment or dishonored checks are owed, and that, other than normal wear, the premises will be returned in the same condition as at the start. An oral tenancy does not just lose paper — it loses the late fee.
• Prohibited provisions (NRS 118A.220). A rental agreement may not provide that the tenant waives rights or remedies under Chapter 118A, authorizes confession of judgment, agrees to pay the landlord's attorney's fees (except that reasonable fees may be awarded to the prevailing party in a court action), agrees to exculpate the landlord or indemnify the landlord for liability based on the landlord's or its agents' own acts or omissions, or agrees to give the landlord a different termination notice than the landlord must give the tenant. A prohibited provision is void, and the tenant may recover actual damages caused by its inclusion. The deposit section's void-waiver rule (NRS 118A.242(8)) and the Chapter 40 void-shortening rule (NRS 40.252) run the same way.
• Unconscionability (NRS 118A.230). A court that finds an agreement or a provision unconscionable when made may refuse to enforce it, enforce the rest without the provision, or limit the provision's application.

Required disclosures and paperwork duties

• Who manages, who owns, who takes process (NRS 118A.260, 118A.270). The landlord must disclose the names and addresses of managers and owners, an emergency telephone number, and the information needed for service of process, with an alternative disclosure method supplied by NRS 118A.270. Keep it current — NRS 118A.410 supplies the tenant's remedy when required contact information is not disclosed.
• Foreclosure disclosure (NRS 118A.275). The landlord must disclose foreclosure proceedings on the premises to a prospective tenant; a willful violation is a deceptive trade practice by the landlord. Renting a unit you know is in foreclosure without disclosing it is not a gray area in Nevada.
• Delivery of possession (NRS 118A.280, 118A.370). The landlord must deliver possession as provided in the chapter and the agreement. If the landlord fails to deliver possession, rent abates until possession is delivered, and the tenant may terminate on at least 5 days' written notice (with return of all prepaid rent, any recoverable deposit, and any payment, deposit, fee, or charge paid to secure execution of the agreement), or demand performance and sue for possession and actual damages — with a due-diligence shield for a landlord who has worked to evict the holdover or remedy the condition (NRS 118A.370).
• Lead-based paint: federal law (42 U.S.C. § 4852d) requires the disclosure form, the known-hazard disclosure, and the EPA pamphlet for most pre-1978 housing, signed before the tenant is bound. Draft the rest of the lease with our lease agreement guide.

What must a Nevada landlord maintain to keep a rental habitable? (NRS 118A.290)

The landlord shall at all times during the tenancy maintain the dwelling unit in a habitable condition (NRS 118A.290(1)). A unit is not habitable if it violates housing or health codes concerning health, safety, sanitation, or fitness, or if it substantially lacks any of nine components:

1. Effective waterproofing and weather protection of roof and exterior walls, including windows and doors.

2. Plumbing facilities that conformed to applicable law when installed and are maintained in good working order.

3. A lawful water supply under the tenant's or landlord's control, capable of producing hot and cold running water, furnished to appropriate fixtures, and connected to a lawful sewage system maintained in good working order so far as the landlord controls it.

4. Adequate heating facilities that conformed to law when installed and are maintained in good working order.

5. Electrical lighting, outlets, wiring, and equipment that conformed to law when installed and are maintained in good working order.

6. An adequate number of appropriate garbage receptacles in clean condition and good repair at the start of the tenancy — and the landlord must arrange for removal of garbage and rubbish unless the parties agree otherwise in writing.

7. Building, grounds, and all areas under the landlord's control at the start of the tenancy, in every part clean, sanitary, and reasonably free of debris, filth, rubbish, garbage, rodents, insects, and vermin.

8. Floors, walls, ceilings, stairways, and railings maintained in good repair.

9. Ventilating, air-conditioning, and other facilities and appliances, including elevators, maintained in good repair if supplied or required to be supplied by the landlord.

Two fee and delegation rules complete the section. The landlord and tenant may agree that the tenant will perform specified repairs, maintenance, or minor remodeling only if the agreement is in good faith and does not diminish the landlord's duties to other tenants — and it is not good faith if the landlord had the duty, the tenant agreed only because the landlord refused to perform, and the tenant then pays for the landlord's own obligation (subsections 2–3). And the landlord may not charge the tenant any fee for performing repairs, maintenance, or other work that is the landlord's subsection-1 duty — expressly including a fee to cover a home-protection insurance deductible or copayment or a service-contract charge — except where the condition was caused by the tenant's own deliberate or negligent act or that of a household member or a guest with the tenant's consent (subsections 4–6). Passing the warranty deductible to the tenant is one of the most common Nevada lease charges, and the statute names it.

When can a Nevada landlord enter a rental unit? (NRS 118A.330, 118A.500)

• The tenant's side of the door (NRS 118A.330(1)). The tenant shall not unreasonably withhold consent for the landlord to enter peaceably to inspect the premises; make necessary or agreed repairs, decorating, alterations, or improvements; supply necessary or agreed services; or exhibit the unit to prospective or actual purchasers, mortgagees, tenants, workers, or contractors, or others with a bona fide interest in inspecting.
• The landlord's side (NRS 118A.330(2)–(4)). The landlord may enter without consent in an emergency. The landlord may not abuse the right of access or use it to harass. Except in an emergency, the landlord must give at least 24 hours' notice of intent to enter and may enter only at reasonable times during normal business hours, unless the tenant expressly consents to shorter notice or to entry during nonbusiness hours for that particular entry. There is no other right of access except by court order, where the tenant has abandoned or surrendered the premises, or as NRS 118A.440 permits (landlord's remedial work for the tenant's breach of basic obligations).
• Remedies both ways (NRS 118A.500). A tenant who refuses lawful access faces injunctive relief compelling access or termination of the agreement, plus the landlord's actual damages. A landlord who makes an unlawful entry, a lawful entry in an unreasonable manner, or repeated lawful demands that amount to harassment faces an injunction or termination at the tenant's election, plus the tenant's actual damages. Log every notice and every entry; in an access dispute the paper is the case.
• Keys and staff (NRS 118A.332, 118A.335). Larger premises (more than 50 attached units in a county of 100,000 or more; more than 30 in a smaller county) must run a written key policy: criminal background checks for employees whose positions carry key access, written storage/issuance/return procedures, and a per-premises key log, enforceable by an aggrieved person or a district attorney. Chapter 118A also restricts employing certain persons without a work card in positions the section covers. Small landlords are outside the key-policy thresholds, but the access and harassment rules above apply at every size.

When the landlord doesn't maintain: NRS 118A.355, 118A.360, and 118A.380

Nevada gives the tenant three distinct remedy tracks. They have different triggers, different clocks, and different menus — and proceeding under one can bar another for the same breach.

Track 1 — Habitability failure (NRS 118A.355)

Except as the chapter otherwise provides, if the landlord fails to maintain the unit in a habitable condition, the tenant must deliver written notice specifying each failure and requesting a remedy. If the failure is remediable and the landlord adequately remedies it — or uses best efforts — within 14 days after receipt, the tenant may not proceed under this section. If the landlord does not remedy a material failure or make a reasonable effort within that time, the tenant may:

• Terminate the rental agreement immediately;
• Recover actual damages;
• Apply to the court for relief the court deems proper; or
• Withhold rent as it becomes due without incurring late fees, charges for notice, or any other charge or fee authorized by the chapter or the agreement, until the landlord has remedied the failure or attempted in good faith to remedy it.

The tenant may not proceed for a condition the tenant, a household member, or a guest caused, or where the landlord's inability to finish within 14 days is due to the tenant's refusal of lawful access. On termination, the landlord must return all prepaid rent and any recoverable deposit. Two notice shortcuts exist: the tenant may recover damages without first giving the section's notice if the landlord admits knowledge of the condition in court or has received written notice of it from a code-enforcement agency, and may withhold rent without that notice if the agency has given the landlord written notice of the condition and the landlord fails to remedy or attempt in good faith within the time the agency's notice prescribed. A landlord who ignores a code notice has, in effect, already received the only warning the withholding right requires.

Track 2 — Repair and deduct, with the dollar cap (NRS 118A.360)

This is the only true repair-and-deduct right in Chapter 118A, and it is narrower than its reputation:

• The cost test. The landlord must have failed to comply with the agreement or the habitability duty, and the reasonable cost of compliance or repair must be less than $100 or an amount equal to one month's periodic rent, whichever amount is greater. On $1,800 rent the ceiling is $1,800; on $80 weekly-equivalent rent it would be the greater figure the formula produces — either way, compute it before anyone picks up a tool.
• The notice and wait. The tenant may recover damages for the breach or notify the landlord of the intention to correct the condition at the landlord's expense. The tenant may have the work done only if the landlord fails to use best efforts to comply within 14 days after written notice (or more promptly where emergency conditions require). Worked example, weekday-verified: written notice on Monday, March 2, 2026 means the landlord's best-efforts window runs to Monday, March 16, 2026.
• The work and the deduction. The work must be done in a workmanlike manner; after submitting an itemized statement, the tenant may deduct the actual and reasonable cost or fair value of the work, not exceeding the section's amount. If the agreement or the landlord specifies that work under this section and NRS 118A.380 must be done by a named qualified person or firm (or class of them), the tenant must comply; if that person is unavailable or unable, the tenant uses another qualified person.
• The bars. No repair at the landlord's expense for a condition the tenant side caused. No rights under the section until the tenant has given notice that the dwelling is not in a habitable condition as the chapter requires. And the landlord's liability under the section is capped at $100 or one month's periodic rent, whichever is greater, within any 12-month period — a second repair-and-deduct in the same year does not reset the budget.

Track 3 — Essential items and services (NRS 118A.380)

If the landlord is required by the agreement or the chapter to supply heat, air-conditioning, running water, hot water, electricity, gas, a functioning door lock, or another essential item or service and willfully or negligently fails to do so, causing the premises to become unfit for habitation, the tenant gives written notice specifying the breach. If the landlord does not adequately remedy the breach or use best efforts within 48 hours, except a Saturday, Sunday or legal holiday, after receipt, the tenant may, in addition to any other remedy:

• Procure reasonable amounts of the essential items or services during the noncompliance and deduct their actual and reasonable cost from the rent;
• Recover actual damages, including damages for lack of use or the diminution of the unit's fair rental value;
• Withhold rent that becomes due during the noncompliance without late fees or other charges, until the landlord has attempted in good faith to restore the items or services; or
• Procure comparable substitute housing during the noncompliance — the original rent fully abates for that period, and the tenant may recover the actual and reasonable cost of the substitute housing in excess of the abated rent.

Guardrails: a tenant who proceeds under this section may not also proceed under NRS 118A.350 and 118A.360 as to that breach; the withholding right requires the tenant to be current in rent when the written notice is given; the damages-without-notice and withholding-without-notice shortcuts mirror the habitability track (landlord admission, or agency written notice the landlord then fails to honor); and there are no rights under the section for a condition the tenant side caused. A dead furnace in January and a broken dishwasher are not the same legal event in Nevada — the first is Track 3 on a 48-hour clock, the second is Track 1 or 2 on a 14-day clock.

Lockouts and service shutoffs (NRS 118A.390, 118A.480)

The landlord shall not recover or take possession of the unit by action or otherwise — including by willfully diminishing or interrupting any essential item or service — except by a possession action or other proceeding where the right of possession is determined, where the tenant has surrendered possession, or where the tenant has abandoned the unit under NRS 118A.450 (NRS 118A.480). A landlord who instead unlawfully removes or excludes the tenant, blocks entry, or willfully interrupts an essential item or service faces NRS 118A.390: the tenant may recover immediate possession through the expedited procedure, proceed under the essential-services track, or terminate the agreement — and in addition to any other remedy may recover actual damages, an amount up to $2,500 fixed by the court, or both, with the court weighing good faith, the parties' course of conduct, and the degree of harm. On termination the landlord returns all prepaid rent and any recoverable deposit. The expedited route is fast by design: the tenant's verified complaint must be filed within 5 judicial days of the unlawful act or it is dismissed (other remedies survive), the hearing is held not later than 3 judicial days after filing, filing costs and fees are deferred for the tenant and assessed afterward against the party that does not prevail (subject to reduction or waiver), and the court may order restoration of the premises or services, award the subsection-1 damages, enjoin further violations, and hold the landlord in contempt. Changing the locks on a Friday does not buy a quiet weekend in Nevada; it buys a hearing the following week.

What notices are required to terminate a Nevada tenancy under Chapter 40?

Possession law lives in Chapter 40, and each ground has its own notice. Contract language cannot shorten any of them: it is unlawful to attempt by contract or other agreement to shorten the specified periods of notice, and any such agreement is void (NRS 40.252).

Fixed terms end by themselves (NRS 40.250)

A tenant who continues in possession after the expiration of the term is guilty of unlawful detainer, and in all cases where real property is leased for a specified term, the tenancy terminates without notice at the expiration of that term. No 30-day letter is a legal prerequisite to a holdover filing on a true fixed term — courtesy notice is good practice, but do not let anyone tell you the case fails without it. What the holdover tenant owes is governed by NRS 118A.470, below.

Periodic tenancies (NRS 40.251)

For a dwelling unit under Chapter 118A, the tenant is guilty of unlawful detainer when the tenant continues in possession without the landlord's consent after expiration of the term or its termination and expiration of a notice of:

• At least 7 days for tenancies from week to week; or
• At least 30 days for all other periodic tenancies;

or, on the separate obligations track, after a notice of at least 5 days where the tenant has failed to perform the tenant's basic or contractual obligations under Chapter 118A (NRS 40.251(1)(b)(2)). The general real-property ladder in subsection (1)(a) is the same 7/30 split, plus 5 days for tenancies at will. Two extension rights ride on the periodic-termination notice, and the notice itself must include a statement advising the tenant of them (subsection (5)):

• Age or disability (subsection (2)). A periodic tenant (other than week-to-week) who is 60 years of age or older or has a physical or mental disability may request to continue in possession for an additional 30 days beyond the subsection-1 period, by submitting a written request and proof of age or disability. The landlord need not allow the extension where the shorter notice was given on the 5-day obligations track.
• Shutdown workers (subsections (3)–(4)). A periodic tenant who is a federal, tribal, or state worker or a household member of one may request to continue in possession from the start of a shutdown until 30 days after it ends, with written request and proof — and, except as NRS 118A.315 (the landlord's hardship petition) provides, the landlord shall allow the requested period.

A notice that omits the required extension statement is a defective notice on its face. Build the statement into the form, not into your memory.

Nonpayment — 7 judicial days (NRS 40.2512, 40.253)

A residential tenant is guilty of unlawful detainer when the tenant continues in possession after default in payment of any rent and after a written notice, requiring in the alternative payment of the rent or surrender of the premises, remains uncomplied with for 7 judicial days after service for real property other than commercial premises — 10 days for a mobile home lot, and 5 days for commercial premises (NRS 40.2512(1)). The notice may be served at any time after the rent becomes due; the statute sets no additional grace period before service (contrast the late fee, which cannot be imposed until 3 calendar days after the due date — the fee clock and the notice clock are different clocks). The shutdown exception applies here too: subsection 1 does not apply to a person who proves federal, tribal, or state worker (or household-member) status during a shutdown, except as NRS 118A.315 provides.

Alongside the unlawful-detainer remedy, NRS 40.253 supplies the summary eviction route for a dwelling, apartment, mobile home, or recreational vehicle with rent reserved by the month or a shorter period: the landlord or agent serves a written notice requiring payment or surrender before the close of business on the seventh judicial day following the day of service — or, only where the landlord elects that track, rent is reserved by a period of 1 week or less, and the tenancy has not continued more than 45 days, at or before noon of the fourth full day following the day of service. "Day of service" is defined with care: the day of personal delivery to the tenant, or, where personal service was not made, the day the notice is delivered by posting and mailing to the sheriff or constable for service if the request is made before noon — the next day if the request is made after noon. In the possession action itself, the tenant may defend and counterclaim for anything recoverable under the agreement, the chapter, or other applicable law; the court may require a tenant who remains in possession to deposit a just and reasonable amount — not more than 1 day's rent for each day until the new hearing date — order payment of undisputed rent, and award each party what is due (NRS 118A.490). Full process: how to evict a tenant.

Lease-condition violations — 5 days to perform (NRS 40.2516)

A tenant is guilty of unlawful detainer when the tenant continues in possession after neglecting or failing to perform any condition or covenant of the lease (other than the grounds covered by NRS 40.250 to 40.254) and after a written notice requiring, in the alternative, performance of the condition or surrender of the property, served on the tenant (and on any subtenant in actual occupation), remains uncomplied with for 5 days after service. Within those 5 days the tenant, a subtenant in actual occupation, a mortgagee of the term, or another interested person may perform the condition and save the lease from forfeiture. If the violated covenant cannot afterwards be performed, no notice need be given. The landlord's recovery route is NRS 40.254 or the unlawful-detainer provisions at NRS 40.290 to 40.420. Note the count: this section says 5 days, not 5 judicial days — the judicial-day count belongs to the nonpayment sections, and importing it here extends a cure period the statute did not grant, just as importing calendar days into nonpayment shortens one it did.

Nuisance and the 3-day surrender grounds (NRS 40.2514)

A tenant is guilty of unlawful detainer — after service of 3 days' notice to surrender — when the tenant:

1. Assigns or sublets the premises contrary to the covenants of the lease;

2. Commits or permits waste;

3. Sets up or carries on an unlawful business;

4. Suffers, permits, or maintains a nuisance — defined in the section as conduct or an ongoing condition that is an unreasonable obstruction to the free use of property and causes injury and damage to other tenants or occupants of that property or adjacent buildings or structures; or

5. Violates the controlled-substance provisions of NRS 453.011 to 453.552 (other than NRS 453.336) on the premises.

This is a surrender notice, not a cure notice: the section gives no perform-and-save language comparable to NRS 40.2516. Pleading an ordinary lease violation on the 3-day track, or a nuisance on the 5-day track, misstates the tenant's rights and risks the filing.

Holdover (NRS 118A.470)

If the tenant remains in possession without the landlord's consent after expiration of the term or its termination, the landlord may bring an action for possession and for rent, and may also recover actual damages. If the landlord consents to the continued occupancy, the tenancy is week-to-week for a weekly payer and month-to-month in all other cases, on the same terms and conditions as the expired agreement unless specifically agreed otherwise. Accepting rent after expiration without paper is how accidental month-to-month tenancies are made in Nevada — if you consent, say on what terms, in writing.

Early termination rights the lease cannot override

• Disability or death (NRS 118A.340). If a physical or mental condition requires a tenant to relocate for care or treatment that cannot be provided in the dwelling, and the tenant is 60 or older or has a physical or mental disability, the tenant may terminate by giving 30 days' written notice within 60 days after relocating; a qualifying cotenant may do the same within the same window. On the death of a spouse or cotenant of a tenant who is 60 or older or has a disability, the tenant may terminate on 60 days' written notice within 3 months after the death. The notice must set out the facts, with reasonable verification of the condition and the relocation need for the disability track. The section expressly does not give the landlord a right to terminate solely because a tenant died.
• Domestic violence, harassment, sexual assault, or stalking (NRS 118A.345). If the tenant, a cotenant, or a household member is a victim, the tenant or any cotenant may terminate by written notice effective at the end of the current rental period or 30 days after the notice is provided, whichever is sooner. For domestic violence the notice must describe the reason and be accompanied by a protection order, a law-enforcement report, or the prescribed affidavit (form at NRS 118A.347) signed by a qualified third party in an official capacity; for harassment, sexual assault, or stalking, by a law-enforcement report or a temporary or extended order under NRS 200.378 or 200.591. The underlying acts must have occurred within the 90 days immediately preceding the notice. The terminating tenant is liable only for rent through the termination date and other outstanding obligations; prepaid rent for that period may be retained except for any excess over what is owed; and, except as NRS 118A.242 otherwise provides, the deposit must not be withheld for the early termination itself where the agreement is terminated under this section. Retaliation for using this right is separately barred by NRS 118A.510(1)(h).

Abandonment and property left behind (NRS 118A.450, 118A.460)

• The presumption (NRS 118A.450). If the landlord has notice of the fact of abandonment, the landlord may dispose of the tenant's personal property as NRS 118A.460 provides and recover possession as NRS 118A.480 provides. Without such notice, abandonment is presumed when the tenant is absent for a period equal to one-half the time for periodic rental payments — about two weeks on a monthly tenancy — unless the rent is current or the tenant has notified the landlord in writing of an intended absence. Do not treat a quiet unit with current rent as abandoned; the presumption itself refuses to.
• Storage and disposal (NRS 118A.460(1)). For property abandoned on the premises or left after an eviction, the landlord must reasonably provide for safe storage for 30 days after the abandonment, eviction, or end of the rental period, and may charge and collect the reasonable and actual costs of inventory, moving, and storage before releasing the property to the tenant or an authorized representative who rightfully claims it within that period; the landlord is liable only for negligent or wrongful acts in storing it. After the 30 days, the landlord may dispose of the property and recover reasonable costs from it or its value only if the landlord has made reasonable efforts to locate the tenant, has notified the tenant in writing of the intention to dispose, and 14 days have elapsed since that notice was given (mailed to the tenant's present address, or last known address if the present one is unknown). Vehicles go through Chapter 487's abandoned-vehicle procedure. Cost disputes and essential-effects disputes have their own motion procedures under NRS 40.253.
• Essential personal effects (NRS 118A.460(3)). During the 5-day period following an eviction or lockout, the landlord must provide the former tenant a reasonable opportunity to retrieve essential personal effects — the statute names medication, baby formula, basic clothing, and personal care items. Storage rights over the tenant's furniture never outrank the 5-day right to the tenant's medicine.

What counts as illegal retaliation by a Nevada landlord? (NRS 118A.510, 118A.515)

Except as subsection 3 provides, the landlord may not, in retaliation, terminate a tenancy, refuse to renew, increase rent, decrease essential items or services required by the agreement or the chapter, or bring or threaten to bring a possession action, if (NRS 118A.510(1)):

• The tenant has complained in good faith of a building, housing, or health code violation affecting health or safety to the responsible governmental agency;
• The tenant has complained in good faith to the landlord or a law enforcement agency of a violation of Chapter 118A or of a specific statute imposing a criminal penalty;
• The tenant has organized or become a member of a tenants' union or similar organization;
• A citation has been issued resulting from such a code complaint;
• The tenant has instituted or defended a judicial, administrative, or arbitration proceeding raising habitability compliance under the chapter;
• The tenant has failed or refused written consent to a post-agreement landlord regulation subject to the waiting rule;
• The tenant has complained in good faith — to the landlord, a government agency, an attorney, a fair housing agency, or another appropriate body — of a violation of NRS 118.010 to 118.120 or the federal Fair Housing Act, or has otherwise exercised rights those laws protect;
• The tenant, cotenant, or household member is a victim of domestic violence, harassment, sexual assault, or stalking, or terminates under NRS 118A.345; or
• The tenant is a covered shutdown worker or household member who pays rent within the time NRS 118A.310(2) specifies (subject to the NRS 118A.315 carve-out).

A tenant facing a violation of subsection 1 has the remedies of NRS 118A.390 and a defense in any retaliatory possession action. The landlord does not violate the section where the code violation the tenant complained of was caused primarily by the tenant side's lack of reasonable care; where the tenancy is terminated with cause; where a citation requires alteration, remodeling, or demolition that cannot be done unless the unit is vacant; or where a rent increase applies uniformly to all tenants — and maintaining an action on those grounds does not stop the tenant from seeking damages or injunctive relief for the landlord's own noncompliance. Separately, NRS 118A.515 bars adverse action based solely on a tenant's request for emergency assistance and provides that such a request may not itself be deemed a nuisance, subject to the section's exceptions and remedies. Document the independent, pre-existing business reason for every termination, increase, and filing that follows a complaint by more than a few days; in a retaliation defense, the timeline is the argument.

Discrimination: federal law and the Nevada Fair Housing Law

The Nevada Fair Housing Law (NRS 118.010 to 118.120) declares it the policy of the State that all people have equal opportunity to lease and hold real property without discrimination because of race, religious creed, color, national origin, disability, sexual orientation, gender identity or expression, ancestry, familial status or sex (NRS 118.020). In the rental context, NRS 118.100 makes it unlawful, because of any of those characteristics, to refuse to rent or negotiate or otherwise make a dwelling unavailable; to discriminate in terms, conditions, or privileges — the section expressly includes the amount of deposits or other penalties; to print or publish a notice, statement, or advertisement indicating a preference, limitation, or discrimination; to represent that a dwelling is unavailable when it is available; to induce a sale or rental for profit by representations about the entry of persons of a listed class into the neighborhood; or to coerce, intimidate, threaten, or interfere with anyone exercising or encouraging fair-housing rights. The definition of "dwelling" carries the familiar small-owner contours (a single-family house sold or rented by an owner of no more than three such houses without a licensed broker's services, and owner-occupied units in dwellings of no more than four families, sit outside the state definition) — read NRS 118.060 before assuming an exemption, and remember the federal Fair Housing Act (42 U.S.C. §§ 3601 et seq.) applies on its own terms alongside the state law.

Three Nevada specifics deserve emphasis. First, the state list is broader than the federal list — it adds ancestry, sexual orientation, and gender identity or expression — and narrower in one conspicuous place: source of income is not a Nevada Fair Housing Law class. The previous version of this page left that as an open question with a question mark; the statute answers it. An applicant's voucher or subsidy status is not, standing alone, a state fair-housing class in Nevada — which is not the same as permission to apply a rule unevenly: a screening criterion applied because of a listed class, or applied to one applicant and waived for another, is still discrimination under NRS 118.100 and federal law. Second, disability duties are affirmative: NRS 118.101 protects a person with a disability making reasonable modifications at the person's own expense where needed for use of the dwelling, and NRS 118.105 bars a landlord from refusing to rent because a person with a disability who will reside in the unit will keep an animal that provides assistance, support, or service — assistance animals are not pets, and pet rent, pet fees, and pet deposits do not attach to them. Third, a fair-housing violation follows the landlord into eviction court: NRS 118.115 addresses the effect of a violation of state or federal law in a possession proceeding, NRS 118.120 provides actions for injunction or damages, and complaints go to the Nevada Equal Rights Commission (NRS 118.110) as well as to HUD under federal law. Run every listing through our Fair Housing Ad Checker before it goes live.

What the Legislature has — and has not — done

• Enacted in 2025: the single-figure rent disclosure and its anti-overcharge rule (NRS 118A.200(6)–(8), with the NRS 118A.405 remedy section); the fee-free payment-method duty and the portal-fee pass-through cap (NRS 118A.303); the application-fee refund duty and the ban on screening fees for minor household members (NRS 118A.306); and the tenant's right to display religious or cultural items (NRS 118A.327), joining the earlier flag-display right (NRS 118A.325). The NRS history lines record the 2025 page citations on each section (for example, § 118A.200: A 2025, 1413, 1990; §§ 118A.303 and 118A.306: Added 2025, 1412–1413). Lease forms printed before 2025 do not contain these duties; update the form, not just the file copy.
• Amended earlier and still current: the deposit and late-fee sections carry 2021 amendments (§ 118A.242: A 2021, 399–400; § 118A.210: A 2021, 399), the habitability fee bar carries a 2023 amendment (§ 118A.290: A 2023, 673), and the abandoned-property section carries 2019 amendments (§ 118A.460: A 2019, 3927). The core numbers in this guide — 3 months, 30 days, 5%, 7 judicial days — are stated as they read in the current published text, not as they read when older guides were written.
• Not enacted — do not comply with bills: Nevada has no statewide rent-control statute in the chapters verified for this guide, and no source-of-income class in NRS 118.100. Both are perennial legislative topics in Carson City; a introduced bill changes neither rule until it is enacted and codified. This page will state the session law when the codified text changes, and not before.

Small-landlord practical checklist

1. Count the deposit all-in. Deposit + bond + last month's rent together stay at or under 3 months' periodic rent (NRS 118A.242(1)).

2. State rent as one figure. Every rent listing and every agreement reference is the single maximum total, mandatory fees included (NRS 118A.200(6)–(7)).

3. Use a conforming written agreement. All 15 required subject areas, the signed inventory-and-condition record, the code-reporting and flag/religious-items information — and, for a self-managed single-family rental, the oversized first-page disclosure (NRS 118A.200(3)–(4)).

4. Offer a fee-free payment route that needs no bank-account information, and identify any portal fee in the agreement (NRS 118A.303).

5. Refund screening fees you never used, and never charge a screening fee for a minor household member (NRS 118A.306).

6. Impose the late fee by the statute, not the lease alone: in the agreement, reasonable, at or under 5% of periodic rent, never before 3 calendar days after the due date, never pyramided (NRS 118A.210(4)).

7. Serve increase notices on the split clock — 60 days, or 30 for a periodic tenancy under 1 month — in writing, before the first increased payment (NRS 118A.300).

8. Give 24 hours and stay in business hours for every non-emergency entry, unless the tenant expressly consents otherwise for that entry; log it (NRS 118A.330(3)).

9. Run the right remedy clock: 14 days and best efforts on habitability and repair-and-deduct, 48 hours (skipping weekends and holidays) on essential items and services — and never charge the tenant for your own habitability work, deductibles included (NRS 118A.290(4), 118A.355, 118A.360, 118A.380).

10. File, never self-help. Match the notice to the ground — 7 judicial days nonpayment, 5 days perform-or-surrender, 3 days surrender on the NRS 40.2514 grounds, 7/30 days periodic, no notice on a true fixed-term expiration — include the age/disability and shutdown extension statement on periodic-termination notices, and take possession only through the court, on surrender, or on true abandonment (NRS 40.250–40.253, 118A.480).

The bottom line

Nevada rewards precision and punishes improvisation. Its deposit system is generous in size (3 months, all-in) and severe in consequence (a missed 30-day return is measured against the entire deposit, twice over). Its fee system is capped twice — once by percentage (5%) and once by time (3 calendar days) — and its newest rules police how rent is stated and collected, not just how much it is. Its eviction system turns on choosing the right notice for the ground and counting it in the right kind of days. Landlords who paper the file — conforming agreement, single-figure rent, dated notices, itemized accountings, entry logs — will find Nevada fast and workable. Landlords who rely on superlatives from older guides will find the statutes less forgiving than the guides were.

FAQ

What is the security deposit cap in Nevada?

Three months' periodic rent in total. Under NRS 118A.242(1), a security deposit, a surety bond, or a combination of the two — including the last month's rent — may not exceed 3 months' periodic rent in amount or value. Labels do not matter; the combined total does. Check a planned deposit against Nevada's three-month cap with the Security Deposit Max Checker, which returns a compliant or over-the-limit verdict for the amount and state you enter.

How long does a Nevada landlord have to return a security deposit?

Thirty days after termination of the tenancy. NRS 118A.242(4) requires an itemized, written accounting of the disposition plus return of any remaining portion within that period, handed to the tenant at the place where rent is paid or mailed to the tenant's present or last known address. Lawful claims are limited to rent defaults, tenant-caused damage other than normal wear, and reasonable cleaning costs.

What is the penalty for a late security deposit return in Nevada?

Damages measured on the entire deposit, in two tiers. Under NRS 118A.242(6), a landlord who fails or refuses to return the remainder within 30 days is liable for (a) an amount equal to the entire security deposit, plus (b) a court-fixed sum of up to another entire deposit, set after considering good faith, the parties' course of conduct, and the degree of harm (subsection (7)). On a $3,600 deposit, that is up to $7,200 in damages, in addition to returning what is owed.

How much can a Nevada landlord charge as a late fee?

At most 5% of the periodic rent — and only under three more conditions in NRS 118A.210(4): the fee must be reasonable and set forth in the rental agreement; in a tenancy longer than week-to-week it cannot be charged until at least 3 calendar days after the due date; and its maximum cannot be increased because a late fee was previously imposed. On $1,800 rent, the ceiling is $90 every month, not $90 and then more.

How much notice is required before a rent increase in Nevada?

Written notice served 60 days in advance of the first increased payment — or 30 days for a periodic tenancy of less than 1 month (NRS 118A.300). There is no state cap on the size of the increase, but the rent, however increased, must be stated in the agreement as a single figure including mandatory fees (NRS 118A.200(6)).

How much notice ends a Nevada month-to-month tenancy?

Thirty days for a Chapter 118A dwelling on a periodic tenancy other than week-to-week (7 days week-to-week) under NRS 40.251(1)(b), after expiration of the term or its termination. The notice must advise the tenant of the extension rights: a tenant 60 or older or with a disability may request 30 additional days in writing with proof (NRS 40.251(2)), and a covered shutdown worker may request possession through 30 days after the shutdown ends (subsections (3)–(4)). A fixed term needs no termination notice at all — it ends at expiration (NRS 40.250).

What notice is required for nonpayment of rent in Nevada?

A written notice requiring, in the alternative, payment of the rent or surrender of the premises, which must remain uncomplied with for 7 judicial days after service for residential real property (NRS 40.2512(1)(b)); the summary-eviction route sets the deadline as before the close of business on the seventh judicial day following the day of service (NRS 40.253(1)(a)). Judicial days exclude weekends and legal holidays — count court days, not calendar days. The notice may be served as soon as rent is due; the 3-calendar-day wait applies to the late fee, not to the notice.

What notice is required for a lease violation in Nevada?

It depends on the violation. An ordinary failure to perform a lease condition or covenant gets a written perform-or-surrender notice under NRS 40.2516, with 5 days to perform and save the lease from forfeiture. The NRS 40.2514 grounds — assigning or subletting contrary to the lease, waste, unlawful business, nuisance as the section defines it, and controlled-substance violations — get 3 days' notice to surrender, with no perform-and-save language. Failure to perform basic or contractual obligations under Chapter 118A also supports the 5-day notice track in NRS 40.251(1)(b)(2).

How much notice must a Nevada landlord give before entering?

At least 24 hours' notice, with entry only at reasonable times during normal business hours, unless the tenant expressly consents to shorter notice or nonbusiness-hours entry for that particular entry (NRS 118A.330(3)). No notice is required in an emergency (subsection (2)), and the tenant may not unreasonably withhold consent for inspections, necessary or agreed repairs and services, and showings to persons with a bona fide interest (subsection (1)).

Can a Nevada tenant repair and deduct?

Yes, within a hard dollar cap. Under NRS 118A.360, repair-and-deduct is available only where the reasonable cost of compliance is less than $100 or one month's periodic rent, whichever is greater, the tenant has given the required habitability notice, and the landlord has failed to use best efforts to comply within 14 days after written notice (sooner in an emergency). The work must be workmanlike, an itemized statement must be submitted, the deduction cannot exceed the cap, and the landlord's liability under the section is limited to that same amount within any 12-month period. Habitability failures more broadly are handled under NRS 118A.355, and essential-item failures under NRS 118A.380.

Can a Nevada landlord change the locks or shut off utilities to force a tenant out?

No. NRS 118A.480 bars recovering possession except by a possession action, on surrender, or on abandonment — expressly including by willfully diminishing or interrupting an essential item or service. A tenant subjected to an unlawful removal, exclusion, or willful interruption may use NRS 118A.390: immediate possession through an expedited verified complaint (filed within 5 judicial days, heard within 3 judicial days), termination, actual damages, and a court-fixed amount of up to $2,500.

Does Nevada law protect tenants against source-of-income discrimination?

Not under the state fair housing statute verified for this guide. The protected classes in NRS 118.020 and NRS 118.100 are race, religious creed, color, national origin, disability, sexual orientation, gender identity or expression, ancestry, familial status, and sex — source of income is not among them. Federal law likewise contains no general source-of-income class. Check local ordinances before acting either way, and never apply any screening rule unevenly across applicants.

Primary sources

All sources were read in the official text published by the Nevada Legislature for this verification, except where a federal source is noted.

• NRS Chapter 118A — Residential Landlord and Tenant Act — §§ 118A.180 (applicability), 118A.190 (notice and service), 118A.200 (agreement contents; single-figure rent), 118A.210 (rent; late fee), 118A.220 (prohibited provisions), 118A.242 (deposits), 118A.244 and 118A.349 (transfers), 118A.250 (receipts), 118A.260 (disclosures), 118A.275 (foreclosure disclosure), 118A.290 (habitability), 118A.300 (increase notice), 118A.303 (payment methods, 2025), 118A.306 (application fees, 2025), 118A.330 and 118A.500 (access), 118A.340 and 118A.345 (disability, death, and violence terminations), 118A.355, 118A.360, 118A.380, and 118A.390 (remedies), 118A.450 and 118A.460 (abandonment and property), 118A.470 (holdover), 118A.480 (possession), 118A.490 (nonpayment actions), 118A.510 and 118A.515 (retaliation and emergency assistance).
• NRS Chapter 40 — Actions and Proceedings in Particular Cases Concerning Property — §§ 40.250 (expiration of term), 40.251 (periodic tenancies; extensions), 40.2512 (nonpayment), 40.2514 (nuisance and related grounds), 40.2516 (lease conditions), 40.252 (no shortening by contract), 40.253 (summary eviction for nonpayment).
• NRS Chapter 118 — Nevada Fair Housing Law — §§ 118.020 (policy and classes), 118.060 (dwelling), 118.100 (prohibited acts), 118.101 (modifications), 118.105 (assistance animals), 118.110 to 118.120 (complaints and actions).
• Federal Fair Housing Act, 42 U.S.C. §§ 3601 et seq., and the federal lead-based paint disclosure law, 42 U.S.C. § 4852d — applied alongside the state chapters as noted in the text.

More landlord-tenant law guides

• Landlord-tenant law by state
• Nebraska landlord-tenant law
• New Hampshire landlord-tenant law
• Montana landlord-tenant law
• New Jersey landlord-tenant law

This is general information, not legal advice. Consult a Nevada landlord-tenant attorney for specific situations.