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Nevada residential lease agreement

Answer the questions, download the lease. Free, no account, and it holds your figures to what Nevada allows.

What Nevada law does to your lease

These are the figures the builder holds you to. Each one is the statute's, not ours, and the citation is there so you can read it yourself.

RuleNevadaWhere it says so
Most a landlord may take as a deposit3 months' rentNRS 118A.242(1)
Earliest a late fee may be charged3 days after rent is dueNRS 118A.210(4)
Most a late fee may be5% of the rentNRS 118A.210(4)
Notice before the landlord may enter24 hoursNRS 118A.330
Notice to end a month-to-month tenancy30 daysNRS 40.251

What Nevada makes you disclose

Lawful occupancy notice
On a single-family residence not signed by a licensed property manager, the NRS 205.0813 and 205.0817 notice must appear at the top of the first page in a font at least twice the size of any other font in the agreement, and the lease must carry the landlord's current address and telephone number. NRS 118A.200(4)
Rent as one figure
The lease must state a single total periodic rent that includes every mandatory fee, and the landlord may not charge periodic rent above it. A utility the tenant cannot contract for directly is the one lawful pass-through, marked with an asterisk on that figure. NRS 118A.200(6) to (8)
Nuisance summary
The lease must summarize NRS 202.470, the misdemeanor of committing or maintaining a public nuisance. NRS 118A.200(3)(l)
Code enforcement contact
The lease must tell the tenant how to report a nuisance or a building, safety or health code violation to the city or county code enforcement office, and that doing so is protected from retaliation. NRS 118A.200(3)(m), 118A.510
Signed inventory and condition checklist
A signed record of the inventory and condition of the premises is required, and it is the basis for any deposit deduction at move-out. NRS 118A.200(3)(k)

The clause most landlords get wrong

Rent stated as a base figure with mandatory fees bolted on beside it. If a fee is not optional, it is rent, and several states now say so outright: the lease has to carry one total figure that the landlord may not charge above. The builder asks for the total and then asks how much of it is fees, which is the same information in the order the law wants it.

The second is the assistance animal. A no-pets clause that does not carve one out is a fair-housing problem, not a pet problem, and no pet rent or pet deposit may be charged for one. Your lease says so whether or not you allow pets.

After it is signed

Download the PDF and it is yours, account or not. If you want the tenant to sign it without printing anything, a free Kouzr account sends it for signature, files the executed copy against the tenancy, and keeps it beside the listing, the rent record and the deposit accounting, so the paperwork for that home is in one place when the tenancy ends.

Is this Nevada lease legally binding?

A written lease signed by the landlord and every adult tenant is a contract, and this one is built to say what Nevada requires a residential lease to say. What it is not is legal advice, and no lawyer has reviewed it. It is a form you complete yourself, the same category as the fill-in-the-blank lease sold in an office supply shop, and it is worth having a lawyer in your state read it before you rely on it, especially on a property you will hold for years.

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

Nevada caps every deposit taken together at 3 months' rent (NRS 118A.242(1)). That is the total of the security deposit, any pet deposit, and any last month's rent held as a deposit, not each of them separately. The builder holds your figure to that ceiling and tells you when it has.

Can a landlord charge a late fee in Nevada?

Yes, but not without limit. Nevada allows no late fee until 3 days after rent is due, and caps it at 5% of the rent (NRS 118A.210(4)). A fee charged earlier or larger than that is not enforceable, and the rest of the lease still stands.

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

24 hours for anything that is not an emergency, at a reasonable hour (NRS 118A.330). A lease cannot shorten it, so the builder raises your figure if you enter a smaller one. Genuine emergencies need no notice anywhere.

How much notice ends a month-to-month tenancy in Nevada?

30 days of written notice from either side (NRS 40.251). The builder writes that figure into the term clause. A lease may agree on longer notice than the statute; one that gives less is unenforceable to that extent, and the statutory period governs instead.

Do I have to include a lead-based paint disclosure?

Only if the home was built before 1978, and then yes, everywhere in the country. Federal law requires the landlord to disclose known lead-based paint, hand over any report they have, and give the tenant the EPA pamphlet before the tenant is committed to the lease (42 U.S.C. 4852d). Enter the year built and the builder attaches it for you.

Can I have the tenant sign it online?

Yes. Download the PDF and sign it however you like, or make a free Kouzr account and send it to the tenant for signature from here: they get a link, sign on a phone, and the executed copy files itself against the tenancy alongside rent and the deposit record. The PDF is free either way and does not require an account.

Kouzr is not a law firm and this is not legal advice. The builder produces a form you complete yourself, and no lawyer has reviewed the document it assembles. Have one admitted in Nevada read it before you rely on it.