NV · Researched October 7, 2026
Nevada caps deposits at 3 months' rent and late fees at 5% of rent, with no late fee until 3 days after the due date. Since October 1, 2025 (AB 121), leases and listings must show rent as one all-in figure that includes mandatory fees. Managing rentals for others requires a real estate license plus a property management permit.
It is unlawful to act as a property manager without a real estate license and a property management permit from the Real Estate Division. The permit requires 24 classroom hours of property management education and 3 hours of property management continuing education at renewal.
Owners and their regular employees managing the owner's property; broker employees collecting rent for the broker; on-site managers who manage only that one property; managers of HOA, condo and similar common-interest communities with an approved credential; managers of government-subsidized housing.
Rents, deposits and other client money go into a separate trust account at a bank or credit union in Nevada and cannot be commingled. Reconcile monthly and file an annual trust account accounting with the Division.
A tenant may buy a surety bond instead of a cash deposit only if you agree. You cannot require a bond. A reasonable nonrefundable cleaning fee is allowed if the lease says so. No other part of the deposit can be called nonrefundable.
Deductions are limited to unpaid rent, damage beyond normal wear, and reasonable cleaning. Hand it to the tenant or mail it to the present or last known address. Missing the deadline exposes you to the full deposit plus up to another full deposit in damages.
Give a signed receipt for deposits and rent when the tenant asks (NRS 118A.250). On a sale, transfer the deposit to the new owner and notify the tenant. Licensed managers must keep client money in a broker trust account (NRS 645.310).
The 3-day wait applies to tenancies longer than week to week. The fee must be in the lease and must be reasonable. You cannot raise the late fee because of an earlier late fee.
Refund application, credit or background fees if you rent to someone else and never ran the check or processed the application. You cannot charge these fees for a household member under 18. On request, show prospects the lease they would sign. In effect since October 1, 2025.
Notice must be served before the first rent payment that goes up. Fee increases count toward the single all-in rent figure required by NRS 118A.200(6).
Bills to cap rent increases for seniors were vetoed in 2023 (AB 298) and 2025 (AB 280). Nevada statutes do not set a rent cap.
The notice must name the court and tell the tenant how to file an affidavit contesting it. A 4-day option exists for weekly rent tenancies under 45 days if you gave the required written disclosure at move-in. Federal, state and tribal workers in a government shutdown get extra protection.
Under NRS 118A.430 the tenant has 5 days to fix a curable breach. If it cannot be fixed, no cure period is required. Nuisance and drug cases use a 3-day notice to surrender.
Tenants who are 60 or older or have a disability can ask in writing for 30 more days. The notice must tell tenants about that right and the shutdown worker protections. Leases cannot shorten these notice periods.
If the tenant files an affidavit contesting the notice, the court holds a hearing. If not, you file an affidavit of complaint and the court can issue a lockout order. The sheriff or constable posts the order within 24 hours of receiving it. Self-help lockouts outside this process are unlawful.
You may charge reasonable inventory, moving and storage costs before release. For 5 days after an eviction or lockout, let the former tenant retrieve essentials such as medicine, baby formula and clothing. Vehicles follow the abandoned vehicle law.
Entry is allowed to inspect, repair, supply services or show the unit. The tenant can agree to shorter notice for a specific entry. Do not use access to harass.
Habitability covers weatherproofing, plumbing, hot and cold water, heat, electrical, trash, pests, and structural parts. After 14 days the tenant may end the lease, sue, or withhold rent (withheld rent must go into a court escrow to use as an eviction defense). You cannot charge tenants for repairs you are required to make, including home warranty deductibles.
Required lease items include duration, rent (as one all-in figure with mandatory fees), fees, deposits and refund terms, late charges, inspection rights, occupants, utilities, a signed move-in inventory and condition record, and how to report nuisances and code violations. Disclose manager, owner and an in-state agent for service, plus a local emergency phone number. Disclose any foreclosure on the property. Single-family leases not signed by a permitted property manager need a large-font notice at the top.
State list: race, religious creed, color, national origin, disability, sexual orientation, gender identity or expression, ancestry, familial status and sex. Source of income is not on the state list.
Rent must be listed as one total that includes mandatory fees, with limited utility pass-through exceptions. Landlords must refund application and screening fees they never used, cannot charge those fees for minors, must offer one payment method with no fee or bank account requirement, and cannot mark up online portal fees.
Landlords of more than 50 units on one parcel (more than 30 in counties under 100,000 people) must require background checks for job applicants with key access, keep written key policies, and keep a key log on site. Financial institutions and real estate licensees are excluded from the definition of landlord, and tenants or a district attorney can sue over violations.
Landlords and leases cannot bar tenants from displaying religious or cultural items on the entry door or doorframe, within size and safety limits. Removal for door work needs 7 days' written notice (except emergencies), and the items go back within 72 hours after the work.
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Compare with other states: security deposit limit, deposit return deadline, deposit interest and holding rules, late fees, application and screening fees, rent increase notice, rent control, notice for unpaid rent, notice for lease violations, ending a month-to-month, eviction timeline, abandoned property, landlord entry, repairs and habitability, required disclosures, state fair housing protections.