Nevada Lease Agreement Create a Nevada Lease Agreement

Nevada Lease Agreement

Published Dec 08, 2025
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A Nevada Lease Agreement is a legal contract that defines the rental arrangement between a landlord and tenant, including the rules, payment terms, and responsibilities for leasing property in Nevada.

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NEVADA LEASE AGREEMENT

This Lease Agreement (the "Agreement") is entered into on (the "Effective Date"), by and between:

LANDLORD:
Name:
Mailing Address:
Email:
Phone:

AND TENANT(S):
Name:

I. PROPERTY

The Landlord agrees to lease to the Tenant, and the Tenant agrees to lease from the Landlord, the residential property located at:

Address:
City:
State: Nevada
Zip Code:
(the "Premises").

The Premises includes the following fixtures and appliances:



II. TERM

The term of this Agreement shall be (check one):

III. RENT

The Tenant shall pay the Landlord the sum of $ per month (the "Rent").

The Rent is due on the day of each month.

The Rent shall be paid via the following method(s):

IV. LATE FEES AND RETURNED CHECKS

Late Fees: If Rent is not paid by the due date, the Tenant shall pay a late fee. Pursuant to NRS 118A.210, the late fee shall not exceed 5% of the amount of the periodic rent.

The late fee amount is: $

This fee shall be applied if rent is not received by the day of the month.

Returned Checks: For each check returned by the bank for insufficient funds, the Tenant shall pay a charge of $ (not to exceed $25.00), plus any bank charges incurred by the Landlord.

V. SECURITY DEPOSIT

Upon execution of this Agreement, the Tenant shall deposit with the Landlord the sum of $ as a Security Deposit.

*Note: Pursuant to NRS 118A.242, the Security Deposit (including any last month’s rent) may not exceed three (3) months' periodic rent.*

Return of Deposit: Pursuant to NRS 118A.242, the Landlord shall return the Security Deposit (less any lawful deductions) to the Tenant within thirty (30) days after the termination of the tenancy and the handing over of the premises.

The Landlord may deduct from the Security Deposit for:
1. Default in the payment of rent.
2. Repair of damages to the Premises other than normal wear and tear.
3. Cleaning costs to return the Premises to the condition at the commencement of the tenancy.

VI. UTILITIES AND SERVICES

Responsibility for utilities and services shall be assigned as follows:

Electricity:

Gas:

Water:

Trash/Recycling:

Sewer:

Cable/Internet:

Landscaping:

VII. OCCUPANTS AND GUESTS

The Premises shall be occupied strictly for residential purposes by the Tenant(s) listed above and the following minor children/occupants:

Guests staying more than days in a six-month period require the Landlord's written consent.

VIII. PETS

IX. MAINTENANCE AND REPAIRS

Landlord's Duties: Pursuant to NRS 118A.290, the Landlord shall maintain the dwelling unit in a habitable condition, including maintaining waterproofing, plumbing, gas, electrical, and heating facilities in good working order.

Tenant's Duties: The Tenant shall keep the Premises clean and sanitary, dispose of rubbish, and use all electrical, plumbing, and heating facilities in a reasonable manner. The Tenant shall be responsible for damages caused by their negligence or that of their guests.

X. RIGHT OF ENTRY

Pursuant to NRS 118A.330, the Landlord shall provide the Tenant with at least twenty-four (24) hours' notice of intent to enter the Premises for the purpose of making repairs, alterations, or improvements, or to show the Premises to prospective purchasers or tenants. The Landlord may enter without notice in case of an emergency.

XI. NEVADA REQUIRED DISCLOSURES

1. Nuisance Reporting (NRS 118A.200):
The Tenant is hereby informed that the reporting of a nuisance or a violation of a building, safety, or health code or regulation to a public agency is a right protected by law. A Landlord may not take retaliatory action against a Tenant for exercising this right.

2. Right to Display Flag (NRS 118A.325):
The Tenant has the right to display the flag of the United States on the Premises, provided such display is done respectfully and consistently with the Federal Flag Code.

3. Foreclosure Disclosure (NRS 118A.275):
Is the property currently subject to foreclosure proceedings?


(If Yes, the Landlord must disclose this in writing to the Tenant).

4. Inventory and Condition (NRS 118A.200):
The Landlord and Tenant shall sign a written inventory detailing the condition of the Premises and any furnishings upon commencement of the tenancy.

5. Manager/Owner Information (NRS 118A.260):
The following person is authorized to manage the Premises:
Name:
Address:
Phone:

The following person is the Owner or authorized to act on behalf of the Owner for service of process and receiving notices:
Name:
Address:

6. Emergency Telephone Number (NRS 118A.260):
In the event of an emergency, the Tenant may contact the Landlord or agent at:
Phone:

XII. DEFAULT AND TERMINATION

If the Tenant fails to pay rent when due, the Landlord may provide a notice to pay rent or quit as required by Nevada law (NRS 40.2512). If the Tenant breaches other terms of this Agreement, the Landlord may serve a notice to cure or quit (NRS 40.2516).

XIII. MILITARY TERMINATION

In the event the Tenant is, or hereafter becomes, a member of the United States Armed Forces on extended active duty and receives change of station orders to depart from the area where the Premises are located, or is relieved from active duty, retires or separates from the military, the Tenant may terminate this lease upon giving thirty (30) days written notice to the Landlord. The Tenant shall also provide to the Landlord a copy of the official orders or a letter signed by the tenant’s commanding officer.

XIV. GOVERNING LAW

This Agreement shall be governed by and construed in accordance with the laws of the State of Nevada.

XV. ENTIRE AGREEMENT

This Agreement constitutes the entire agreement between the parties and supersedes all prior understandings, whether written or oral. No amendment or modification of this Agreement shall be valid unless in writing and signed by both parties.

XVI. ADDITIONAL TERMS AND CONDITIONS

Additional provisions are as follows:

SIGNATURES

LANDLORD:
Signature: _________________________
Date:
Print Name: _______________

TENANT(S):
Signature: _________________________
Date:
Print Name: _______________

What is a Nevada Lease Agreement?

A Nevada Lease Agreement is a legally binding contract executed between a landlord (lessor) and a tenant (lessee) regarding the rental of a residential or commercial property within the state. This document establishes the formal terms of the tenancy, outlining the rights, responsibilities, and financial obligations of all parties involved. It serves as the primary governing document for the rental arrangement, detailing critical elements such as the duration of the lease, rent payment schedules, security deposit requirements, and rules regarding property use. By signing this agreement, both the landlord and tenant agree to comply with the stipulations set forth, which must align with the Nevada Revised Statutes (NRS) to be enforceable in a court of law.

Legal Framework and Statutory Requirements

The landlord-tenant relationship in Nevada is primarily governed by Title 10 of the Nevada Revised Statutes. Specifically, NRS Chapter 118A addresses the Landlord and Tenant: Dwellings, covering residential agreements, while commercial leases are generally subject to contract law and specific sections of NRS Chapter 118C. These statutes provide a comprehensive framework that overrides any lease terms attempting to waive statutory rights. For instance, Nevada law prohibits lease clauses that attempt to waive a tenant's right to a habitable dwelling or the right to sue for damages. Furthermore, while oral agreements for tenancies of less than one year are technically valid, the Statute of Frauds requires that any lease with a term exceeding one year must be in writing to be legally enforceable.

Mandatory Disclosures in Nevada

To ensure transparency and legal compliance, state law mandates that landlords disclose specific information to tenants prior to the commencement of the tenancy. These disclosures are typically integrated directly into the Nevada Lease Agreement or attached as addendums.

  • Non-Refundable Fees: The agreement must explicitly state the purpose of any non-refundable fees. If a fee is not designated as non-refundable in writing, the law treats it as refundable.
  • Foreclosure Proceedings: Under NRS 118A.275, landlords must disclose if the property is currently subject to foreclosure proceedings.
  • Nuisance Laws: Landlords are required to inform tenants regarding the state's definition of nuisance and the penalties associated with reporting nuisances.
  • USA Flag Rights: Nevada law (NRS 118A.325) grants tenants the right to display the flag of the United States, and the lease usually outlines the permissible placement of such flags.
  • Inventory Checklist: While not strictly a disclosure, the landlord must provide a signed inventory and condition form upon move-in to document existing damages.

Security Deposits and Rent Regulations

Financial interactions between landlords and tenants are strictly regulated to prevent exploitation. According to NRS 118A.242, a landlord cannot demand a security deposit (including the last month's rent) that exceeds the equivalent of three months' periodic rent. This cap applies regardless of whether the unit is furnished or unfurnished. Additionally, surety bonds may be used as a substitute for a security deposit if agreed upon by both parties.

Upon the termination of the tenancy, the landlord is obligated to return the security deposit within 30 days. If deductions are made for damages exceeding normal wear and tear or for unpaid rent, the landlord must provide an itemized written accounting of these deductions. Regarding rent, Nevada does not impose statewide rent control; however, landlords must provide 60 days' written notice to increase rent for periodic tenancies (e.g., month-to-month). Late fees must be reasonable and are legally capped at 5% of the periodic rent payment.

Landlord Access and Tenant Privacy

The Nevada Lease Agreement must respect the tenant's right to quiet enjoyment of the premises. State statutes dictate that a landlord must provide at least 24 hours of notice before entering the rental unit for non-emergency reasons, such as conducting inspections, making necessary repairs, or showing the unit to prospective buyers or tenants. Entry is generally permitted only during reasonable business hours. In cases of emergency, such as a fire or a burst pipe, the notice requirement is waived, and the landlord may enter immediately to protect the property and safety of the occupants.

How to Execute a Nevada Lease Agreement

Finalizing a rental contract involves several procedural steps to ensure the document is valid and that both parties are protected under state law.

  1. Step 1: Drafting the Agreement – The landlord prepares the document, ensuring all terms comply with NRS Chapter 118A and that all mandatory disclosures are included.
  2. Step 2: Tenant Screening and Review – After passing background or credit checks, the tenant reviews the lease terms. This is the stage to negotiate specific clauses, such as pet policies or lease duration.
  3. Step 3: Move-In Inspection – Both parties should conduct a walkthrough of the property. They must sign a move-in checklist documenting the current condition of the premises to avoid disputes over security deposits later.
  4. Step 4: Signing and Payment – Both the landlord and tenant sign and date the agreement. At this time, the tenant typically pays the first month's rent and the security deposit.
  5. Step 5: Copy Distribution – The landlord must provide the tenant with a free copy of the signed agreement immediately or within a reasonable timeframe after execution.

Termination and Eviction Procedures

The lease outlines the procedures for ending the tenancy, which must adhere to the specific notice periods defined by law. For a standard month-to-month tenancy, a landlord must typically provide 30 days' notice to terminate without cause, although this requirement extends to 60 days if the tenant has resided in the unit for at least one year. If a tenant fails to pay rent, the landlord must serve a specific notice (often a 7-Day Notice to Pay or Quit) before filing for summary eviction. It is illegal for landlords to engage in "self-help" eviction tactics, such as changing locks or shutting off utilities, without a court order.

Frequently Asked Questions

Yes, verbal lease agreements are generally valid in Nevada for tenancies that are less than one year in duration. However, for any lease term lasting one year or longer, the agreement must be in writing to be legally enforceable under the Statute of Frauds.
Under Nevada Revised Statutes, a landlord is limited to charging a security deposit that does not exceed the value of three months' rent. This cap includes any cleaning deposits or last month's rent paid in advance.
No, there is no statutory requirement for a residential lease agreement to be notarized in Nevada to be legally binding. The document is considered valid once it is signed by both the landlord and the tenant, though notarization can serve as additional proof of the signatures' validity.
Generally, no. A landlord must provide at least 24 hours' notice before entering the rental property for non-emergency reasons and must enter at reasonable times. The only exception is in the case of a genuine emergency, where immediate entry is necessary to prevent damage or injury.
Yes, Nevada law limits late fees for rent payments. A landlord cannot charge a late fee that exceeds 5% of the amount of the periodic rent. Additionally, the specific amount of the late fee must be clearly stated in the lease agreement.
For a periodic tenancy, such as a month-to-month arrangement, a landlord must provide the tenant with at least 60 days' written notice prior to increasing the rent. This requirement ensures tenants have adequate time to adjust their budget or seek alternative housing.

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