Episode 164: Location-Specific Tenancy Guidance for Nevada
Summary
Today’s location-specific episode features Nevada. We explore the overview of the housing guiding document called Nevada Revised Statutes Chapter 118A - Landlord Tenant Laws. Each of my location-specific podcasts is set up the same way answering the same four questions:
1) What are the basics of the Nevada Revised Statutes Chapter 118A - Landlord Tenant Laws,
2) What are the nuances of this location – what is different that stands out?,
3) Some guidance about abandoned items left behind by a tenant in a rental in Nevada,
4) Where to get help in your local area in Nevada.
Then I’ll go through what I call my “Bingo Card” of standard items I see most often in tenancy laws in different locations.
This episode is NOT all inclusive – you must research further in your specific area including your County, Regional District, Parish, City or any other Governing Body that involves your rental location, but today’s episode will get you started!
This episode includes resources for Nevada including:
Listen to the full episode :
This Week’s Blog Post:
Starting with the Legal Foundation
Hi friends! I’m Dr. Jen, and in this episode of My Life as a Landlord, we’re diving into Nevada tenancy law. Like all my location-specific episodes, I follow the same framework: the basics of tenancy law, the nuances that make this location unique, guidance on abandoned items, and where landlords can turn for help. Nevada’s main legislation is the Nevada Revised Statutes Chapter 118A, and while this is the starting point, I always recommend digging deeper into your local county or city resources too.
Lease Requirements and Deposits
One of the most unique things about Nevada is that a written lease is not required unless the tenancy is longer than one year. However, if you rely on a verbal agreement, the law assumes certain conditions apply—like no restrictions on children or pets, no late fees, and free maintenance. This is why I strongly recommend written leases. Security deposits can be up to three months’ rent, which is unusually high compared to many jurisdictions. Nevada also allows surety bonds in place of deposits, but only if both landlord and tenant agree. Deposits must be returned within 30 days with written accounting, or landlords can be penalized up to twice the deposit amount.
Habitability, Repairs, and Notices
Nevada law spells out habitability requirements in detail: hot and cold running water, safe electrical wiring, secure doors and windows, and freedom from vermin. Air conditioning is only required if it was working at move-in or promised in the lease, but given Nevada’s climate, landlords should always ensure AC units are functioning. Tenants must provide written notice for repairs, and landlords have 14 days for non-essential items and 48 hours for essential services. Retaliation is prohibited, especially in cases involving domestic violence or tenant complaints.
Evictions, Abandonment, and Timelines
Evictions in Nevada involve very specific timelines. Landlords can issue a seven-day pay-or-quit notice immediately after rent is due, with no grace period. Late fees are capped at 5% and cannot start until three days after rent is due. Other notices include three-day nuisance, five-day lease violation, and 30-day no-cause notices for month-to-month tenants. Abandonment is presumed if rent is unpaid and the tenant is gone for more than half the rental term. Landlords must store abandoned property for 21 to 30 days, depending on circumstances, and allow tenants to retrieve essentials like medication and clothing within five days.
Where to Get Help and Final Thoughts
For Nevada landlords, resources include Nevada Legal Services, the Civil Law Self-Help Center in Las Vegas, and mediation programs available through local courts. As always, connect with local landlord associations and fellow investors to stay updated on regional practices.
This episode was recorded in Desolation Sound, British Columbia. Why? Because real estate takes you places. Where do you want real estate to take you? Join me next time for Episode 165, where we’ll explore tenancy law in Pennsylvania. I’ll see you there!