Free Nevada Lease & Rental Agreement

Last updated September 27, 2026

Written by LawLease Editorial

Free template

Download a free Nevada residential lease agreement template

A blank, printable Nevadaform with the state's required clauses and disclosures — fill it in by hand. Create a free account to download.

Build a guided Nevada version

Nevada Residential Lease Agreement

A Nevada residential lease (also called a Nevada rental agreement) sets the rent, term and house rules for a home rental. A Nevada residential lease agreement is governed by NRS Chapter 118A (Landlord and Tenant: Dwellings), while the notices that end a tenancy live in the unlawful-detainer sections of NRS Chapter 40. Nevada allows deposits of up to three months’ rent, but caps late fees at 5%, requires 60 days’ notice of a rent increase, and dictates what every written lease must contain.

Nevada landlord–tenant law at a glance

Nevada residential lease law summary
Security deposit limit	3 months’ rent, counting any surety bond and prepaid last month’s rentNRS 118A.242(1)
Deposit return	30 days, with an itemized written accountingNRS 118A.242(4)
Late fees	Max 5% of periodic rent, not before 3 days after rent is dueNRS 118A.210(4)
Rent-increase notice	60 days’ written notice (30 days for tenancies shorter than monthly)NRS 118A.300
Landlord entry	24 hours’ notice, during normal business hoursNRS 118A.330(3)
Month-to-month termination	30 days’ notice (7 days for week-to-week)NRS 40.251
Nonpayment notice	7 judicial days to pay or surrenderNRS 40.2512
Advertised rent	Must be one all-in figure including mandatory feesNRS 118A.200(6)

Security deposits in Nevada

Nevada’s cap is generous by national standards but counts everything: the security deposit, any surety bond and any prepaid last month’s rent together may not exceed three months’ periodic rent (NRS 118A.242(1)). Nevada doesn’t require interest on deposits.

Surety bonds — With the landlord’s consent, a tenant may buy a surety bond instead of paying all or part of the deposit. A landlord isn’t required to accept one — and can’t require the tenant to buy one (NRS 118A.242(2)–(3)).
Allowed deductions — Only amounts reasonably necessary to cover unpaid rent, damage beyond normal wear caused by the tenant, and reasonable cleaning costs (NRS 118A.242(4)).
Return — Within 30 days after the tenancy ends, the landlord must give an itemized written accounting and return any remaining balance, in person where rent is paid or by mail to the tenant’s present or last known address (NRS 118A.242(4)).
Penalty — A landlord who fails to return the balance in 30 days owes the entire deposit plus up to another amount equal to the deposit, set by the court based on good faith and the harm caused (NRS 118A.242(6)–(7)).
No nonrefundable deposits — A lease can’t label any part of the deposit nonrefundable or waive these rights, though a reasonable nonrefundable cleaning charge is allowed (NRS 118A.242(8)).

Rent, late fees & rent increases

Late fees — A late fee must be reasonable and stated in the lease. In tenancies longer than week-to-week it can’t be charged until at least 3 calendar days after rent is due, can’t exceed 5% of the periodic rent, and can’t grow based on earlier late fees (NRS 118A.210(4)).
All-in rent (2025) — Wherever a lease states the rent, it must be a single figure that includes every mandatory fee, and the landlord can’t charge more than that figure. Separately billed electric, gas or water service is allowed only with a specific same-page statement explaining why (NRS 118A.200(6)–(8)).
Payment methods (2025) — The landlord must offer at least one way to pay rent that carries no fee and doesn’t require bank-account details. Online-portal fees can’t exceed what the portal charges and must be separately identified in the lease (NRS 118A.303).
Rent increases — The landlord must serve written notice at least 60 days before the first increased payment — 30 days if the periodic tenancy is shorter than one month (NRS 118A.300). That is double the 30-day notice to end a month-to-month tenancy.
Rent control — Nevada has no rent control. A 2025 bill (AB 280) that would have temporarily capped increases for seniors was vetoed.

Landlord entry & access

A Nevada tenant may not unreasonably refuse entry to inspect, repair, supply services or show the unit. 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 agrees to shorter notice or after-hours entry for that particular visit (NRS 118A.330(3)).

The landlord may enter without consent in an emergency but may not abuse the right of access to harass the tenant. Otherwise, entry requires a court order or an abandoned or surrendered unit (NRS 118A.330(2), (4)).

Ending a Nevada tenancy

Notice to end a Nevada tenancy with no fixed term (NRS 40.251)
Week-to-week	At least 7 days
Month-to-month and other periodic	At least 30 days
Tenancy at will	At least 5 days

Seniors & tenants with disabilities — After a no-cause notice on a periodic tenancy (other than week-to-week), a tenant 60 or older or with a disability may request in writing, with proof, to stay an additional 30 days (NRS 40.251(2)).
Shutdown workers — Federal, tribal and state workers affected by a government shutdown, and their household members, may request to stay through 30 days after the shutdown ends (NRS 40.251(3)).
Nonpayment — A written notice to pay rent or surrender gives the tenant 7 judicial days after service (NRS 40.2512). Nevada’s summary-eviction process — where the tenant must file an affidavit to contest — remains in place after a 2025 reform bill (AB 283) was vetoed.
Lease violations — A curable breach requires a written notice to perform or surrender; the tenant has 5 days after service to cure and save the lease (NRS 40.2516).
Nuisance, waste & drugs — Unlawful assignment or subletting, waste, an unlawful business, a nuisance, or controlled-substance violations allow a 3-day notice to surrender with no right to cure (NRS 40.2514).
Domestic violence — A tenant or cotenant who is a victim, or whose household member is, may end the lease on written notice effective at the end of the current rental period or 30 days after notice, whichever is sooner, with documentation (NRS 118A.345).

Required lease contents & disclosures

Nevada is unusual in prescribing what a written lease must cover — and using a lease that doesn’t conform is unlawful, with any nonconforming provision void (NRS 118A.200(9)). Every written lease must be signed by both sides, a free copy given to the tenant, and address:

Core terms — Duration; rent and how and when it’s paid; occupancy by children and pets; included services; required fees and deposits and their refund conditions; late, partial-payment and returned-check charges; the landlord’s inspection rights; who will occupy the unit; and utility responsibilities (NRS 118A.200(3)).
Inventory & condition — A signed record of the inventory and condition of the premises under the tenant’s control (NRS 118A.200(3)(k)).
Statutory notices — A summary of NRS 202.470, how to report a nuisance or a building, safety or health code violation, and the tenant’s rights to display the U.S. flag (NRS 118A.325) and religious or cultural items (NRS 118A.327) (NRS 118A.200(3)(l)–(o)).
Single-family disclosure — A lease for a building of up to four units not signed by a permitted property manager must carry a disclosure at the top of page one, in type at least twice as large as the rest, about the occupancy presumptions in NRS 205.0813 and 205.0817 (NRS 118A.200(4)).
Owner & manager — Names and addresses of the manager, an in-state agent for service, and the owner, plus an emergency phone number for a responsible person who lives in the county or within 60 miles of the premises (NRS 118A.260).
Foreclosure — The landlord must tell a prospective tenant in writing if the property is in foreclosure proceedings (NRS 118A.275).
Lead-based paint — Federal disclosure and EPA pamphlet for housing built before 1978 (42 U.S.C. §4852d).

Habitability & repairs

A Nevada landlord must keep the unit habitable at all times. A unit isn’t habitable if it violates housing or health codes or substantially lacks weatherproofing, working plumbing, hot and cold running water connected to approved sewage, adequate heat, safe electrical service, or clean garbage receptacles, among other items; the landlord also can’t charge the tenant fees for repairs that are the landlord’s duty (NRS 118A.290).

If the landlord doesn’t fix a material breach within 14 days of the tenant’s written notice, the tenant may terminate, seek damages or ask a court for relief (NRS 118A.350). For a habitability defect the tenant may instead repair and deduct up to $100 or one month’s rent, whichever is greater (NRS 118A.360).

Tenant protections you can’t waive

Void lease terms — A lease can’t waive Chapter 118A rights, authorize a confession of judgment, make the tenant pay the landlord’s attorney’s fees (a prevailing-party clause is allowed), excuse the landlord’s own liability, or require the tenant to give a different termination notice than the landlord must give (NRS 118A.220).
No lockouts or shutoffs — Unlawfully excluding a tenant or willfully interrupting essential services lets the tenant recover possession, actual damages and up to $2,500 in statutory damages (NRS 118A.390).
No retaliation — A landlord can’t terminate, refuse to renew, raise rent, cut services or threaten eviction because the tenant complained to an agency or the landlord, joined a tenants’ union, or is a victim of domestic violence, among other protected acts (NRS 118A.510).
Extra time for seniors — The additional 30 days of possession for tenants 60+ or with a disability after a no-cause notice applies regardless of the lease (NRS 40.251(2)).

Nevada lease agreement FAQs

How much can a landlord charge for a security deposit in Nevada?

Up to three months’ periodic rent — but that limit covers the deposit, any surety bond and any prepaid last month’s rent combined (NRS 118A.242(1)).

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

30 days after the tenancy ends, with an itemized written accounting. Missing the deadline makes the landlord liable for the entire deposit plus up to another deposit’s worth in damages (NRS 118A.242(4), (6)).

What is the maximum late fee in Nevada?

5% of the periodic rent. For tenancies longer than week-to-week, the fee can’t be charged until at least 3 calendar days after rent is due, and it can’t compound on earlier late fees (NRS 118A.210(4)).

How much notice is required to raise the rent in Nevada?

At least 60 days’ written notice before the first increased payment, or 30 days if the periodic tenancy is shorter than one month (NRS 118A.300).

How much notice does a Nevada landlord need to give before entering?

At least 24 hours, with entry only during normal business hours unless the tenant expressly agrees otherwise for that entry. No notice is needed in an emergency (NRS 118A.330).

What is a 7-day notice to pay or quit in Nevada?

It’s the written notice required before a nonpayment eviction: the tenant has 7 judicial days after service — excluding weekends and court holidays — to pay the rent or surrender the unit (NRS 40.2512).

Does a Nevada lease need to be notarized?

No — the lease is valid without it. But a lease for a building of up to four units that isn’t signed by a permitted property manager must carry a large-type disclosure explaining that, unless the lease is notarized or manager-signed and lists the landlord’s current contact details, the law presumes the occupant lacks lawful occupancy (NRS 118A.200(4)).

Nevada landlord documents

Lease agreements for other states

Create your Nevada lease in under 5 minutes

Nevada-compliant clauses, e-sign ready, built for landlords and tenants.

Start your Nevada lease