Nevada landlord-tenant law: a guide for Las Vegas owners
The rules Las Vegas rental owners most often need, in plain English, each linked to the statute it comes from. This is general information, not legal advice. For a live dispute, talk to a Nevada attorney.
Last reviewed · Checked against Nevada Revised Statutes text current as of the 2025 session
Quick reference
| Topic | Rule | Source |
|---|---|---|
| Security deposit maximum | 3 months' rent, including last month's rent and any surety bond | NRS 118A.242 |
| Deposit return | Itemized accounting and balance within 30 days after the tenancy ends | NRS 118A.242 |
| Late fee | Up to 5% of periodic rent, stated in the lease; not before 3 calendar days after rent is due | NRS 118A.210 |
| Rent increase notice | 60 days' written notice (30 days for tenancies shorter than monthly) | NRS 118A.300 |
| Landlord entry | 24 hours' notice, at reasonable times, except in an emergency | NRS 118A.330 |
| Pay rent or quit | 7 judicial days to pay or surrender | NRS 40.253 |
| Lease violation | 5 days to cure or quit | NRS 40.2516 |
| Nuisance / unlawful use | 3 days to surrender | NRS 40.2514 |
| End a month-to-month tenancy | 30 days' notice (7 for week-to-week); tenants 60+ or with a disability may request 30 more days | NRS 40.251 |
| Essential services (heat, A/C, water, power, gas, lock) | Restore within 48 hours of written notice, excluding weekends and holidays | NRS 118A.380 |
| Other repairs / habitability | 14 days after written notice | NRS 118A.350–.360 |
| Advertised rent | One all-in figure including every mandatory fee (since Oct 1, 2025) | NRS 118A.200 |
What changed in 2025–2026
Nevada's Legislature met in 2025, and there is no regular session in 2026. These are the changes that matter most to owners of existing rentals:
AB 121: all-in rent, fee refunds, payment options (effective October 1, 2025)
- All-in rent. Wherever rent appears, including listings, ads and the lease, it must be one figure that includes all mandatory fees. The landlord can't charge more than that figure. Narrow exceptions exist for some pass-through utilities, which need an asterisked disclosure (NRS 118A.200). A violation can carry $250 in statutory damages (NRS 118A.405).
- Application fees. They must be refunded if the unit is rented to someone else and the screening was never performed. No application or screening fee may be charged for a minor in the household (NRS 118A.306).
- Lease copy on request. A prospective tenant can ask for a copy of the rental agreement before signing (NRS 118A.235).
- Payment options. The landlord must offer at least one way to pay rent that has no fee and needs no bank-account information. Online portal fees can't exceed what the portal operator charges (NRS 118A.303).
AB 396: HOA rental restrictions (effective July 1, 2026)
NRS 116.335 was rewritten. An HOA whose declaration authorizes rental restrictions or a rental cap may adopt rules restricting rentals, but only as far as they're reasonably related to lender or insurer underwriting requirements. Owners blocked by a full cap can ask the board for a hardship waiver. See renting in an HOA.
Bills that did not become law
AB 283, which would have changed summary eviction so the landlord files first, was vetoed on June 5, 2025. AB 223 (habitability) and AB 480 (disparate-impact liability) were also vetoed. The summary eviction process described below is still in place.
Eviction in Clark County
Nevada has two tracks. Summary eviction is the common one for nonpayment and lease violations on residential property. Formal eviction is a regular civil lawsuit.
- Serve the right notice. For nonpayment, a 7-judicial-day pay-or-quit notice (NRS 40.253). It must include the statutory content, such as the tenant's right to file an affidavit, and be served as NRS 40.280 allows: personal service, posting plus mailing, or service by a constable.
- Wait out the notice. If the tenant files an affidavit contesting the notice, the court schedules a hearing once the landlord files.
- File in the right justice court. File in the court for the township where the property sits: Las Vegas, Henderson, North Las Vegas or another township. The landlord's filing must include the rent, deposits, amount owed, a copy of the notice and a copy of the lease (NRS 40.253).
- Removal by constable. If the court grants the eviction, the constable posts the order within 24 hours and removes the tenant 24–36 hours after posting.
Official resources: Las Vegas Justice Court: evictions · Civil Law Self-Help Center: information for landlords · eviction forms. Court fees and filing windows change, so confirm them with the court before you file.
Never lock a tenant out, remove their belongings, or shut off utilities to force them out. Nevada treats that as an unlawful lockout (NRS 118A.390).
Repairs and habitability
A rental must be habitable at all times (NRS 118A.290). That includes working plumbing, hot and cold water, heat, safe electrical systems, garbage service, weatherproofing, and, if supplied, working air-conditioning and appliances. The tenant can't be charged for repairs that are the landlord's duty.
- Essential services (heat, A/C, running and hot water, electricity, gas, a working door lock): the landlord has 48 hours after written notice, excluding weekends and holidays. After that, tenant remedies include buying the service and deducting the cost, or moving to comparable housing with rent abated (NRS 118A.380).
- Other habitability failures: 14 days after written notice, after which a tenant may, among other remedies, withhold rent until the problem is fixed (NRS 118A.355).
- Repair and deduct: if the landlord doesn't make best efforts within 14 days, a tenant may do a repair and deduct up to $100 or one month's rent, whichever is greater (NRS 118A.360).
In a Las Vegas summer, a failed A/C is the repair most likely to trigger these deadlines. Maintain it before the heat.
Fair housing
The federal Fair Housing Act protects race, color, religion, sex, national origin, familial status and disability. Nevada's law (NRS 118.100) also protects sexual orientation, gender identity or expression, and ancestry. Landlords may not refuse to rent to a person with a disability because of an assistance animal, though they may ask for supporting documentation (NRS 118.105). Advertising, screening criteria, deposits and fees must all be applied without regard to these classes.
Rules for property managers
Anyone who manages someone else's rental for pay needs a Nevada real estate license and a property management permit (NRS 645.230, 645.6052). They must work under a signed agreement stating the term, fees, deposit handling, scope of authority and cancellation terms (NRS 645.6056). Client money must be kept in a separate trust account at a Nevada bank or credit union and reconciled monthly (NRS 645.310). An owner managing their own property is exempt (NRS 645.0445).
Common questions
How long does an eviction take in Las Vegas?
For nonpayment, the process starts with a 7-judicial-day notice (NRS 40.253). Judicial days exclude weekends and court holidays, so the notice period usually runs longer than a calendar week. If the tenant neither pays nor files an affidavit, the landlord can file with the justice court. Once the court orders removal, the constable posts the order within 24 hours and removes the tenant 24–36 hours after posting. If the tenant files an affidavit, the court holds a hearing, which adds time. Actual timelines depend on court scheduling.
Can a landlord change the locks on a tenant in Nevada?
No, not outside the court process. Nevada prohibits unlawful lockouts and utility shutoffs, and the tenant can recover damages (NRS 118A.390). Removal happens through a court order carried out by the constable.
Can I refuse tenants who use a housing voucher?
Nevada's statute doesn't list source of income as a protected class (NRS 118.100), and we found no Nevada statute requiring landlords to accept vouchers. We didn't verify local ordinances. Every applicant must still be treated consistently under fair housing law. Check current local rules before you set a policy.
What can I deduct from a security deposit?
Unpaid rent, damage beyond normal wear and tear, and reasonable cleaning costs (NRS 118A.242). The only thing a lease can make nonrefundable is a reasonable cleaning charge. If a landlord wrongfully withholds a deposit, a court can award the deposit plus up to the same amount again.
Do I have to accept a surety bond instead of a deposit?
No. A tenant may use a surety bond in place of all or part of the deposit only if the landlord agrees (NRS 118A.242).
Statute text: NRS 118A, NRS 40, NRS 118, NRS 645, NRS 116. 2025 bills: AB 121, AB 396, vetoed bills list.