Nevada Lease Agreement

A Nevada lease agreement is a written contract between a landlord (or property manager) and a tenant that explains all the important rental terms—such as rent amount, due date, lease length, and maintenance responsibilities.

To be legally valid, the lease must follow Nevada Residential Landlord and Tenant Act (NRS Chapter 118A). This law protects both landlords and tenants by defining their rights and obligations.

Landlords and property managers in Nevada commonly use a few different types of leases:

• Fixed-Term Lease: Runs for a specific period (for example, 12 months). Rent and terms stay the same until the lease ends.
• Month-to-Month Rental Agreement: Automatically renews every month until either party gives at least 30 days’ written notice to terminate or modify the lease (NRS 118A.300).
• Sublease Agreement: Allows an existing tenant to rent out the property to another person (a “subtenant”) — but only with the landlord’s written approval.
• Commercial Lease: Used for business properties like offices or storefronts (governed by separate commercial leasing laws).

To make a Nevada lease agreement legally compliant, be sure to include the following details:

• Tenant and Landlord Names: Full legal names of everyone involved.
• Property Address: Full legal address and unit details.
• Lease Term: Start and end dates, along with renewal or termination terms.
• Rent Details: Monthly rent amount, due date, payment methods, and late fee policies.
• Security Deposit Terms: Deposit amount, refund policy, deductions (NRS 118A.242).
  • The security-deposit amount cannot exceed three months’ rent.
  • The landlord must return the deposit within 30 days after the tenant moves out, along with an itemized list of deductions.
• Nevada Required Disclosures:
  • Lead-based paint disclosures (for properties built before 1978)
  • Landlord or Manager disclosure: Must include ownership/management contact info (NRS 118A.260)
  • Foreclosure Disclosure: Required if the property is subject to foreclosure (NRS 118A.275)
• Signatures of both parties: Both landlord and tenant must sign and date the lease.

The main difference is the duration, flexibility, and legal obligations under Nevada law:

• Lease Agreement: Usually covers a fixed term (for example, one year). Rent and terms can’t change until the lease ends unless both sides agree in writing.
• Rental Agreement (Month-to-Month): Typically runs month-to-month and renews automatically. Either party can end it with 30 days’ written notice, and landlords can adjust terms for the next month if they give proper notice (NRS 118A.300).

No, under Nevada Residential Landlord and Tenant Act (NRS Chapter 118A), a landlord cannot increase rent during a fixed-term lease unless the lease specifically allows it.

For month-to-month leases, landlords may raise rent or change other terms, but must give the tenant at least 30 days’ written notice before the next rental period begins (NRS 118A.300).

If a tenant ends their lease early in Nevada, they may still be financially responsible for paying rent until the lease term ends or until the landlord finds a new tenant.

Under NRS 118A.330, landlords must make reasonable efforts to re-rent the property to reduce financial loss—this is called “mitigating damages.”

In Nevada, lease renewal or termination depends on the type of tenancy:

Fixed-Term Lease:

• Ends automatically on the stated end date unless both parties agree to renew.
• Renewals should always be done in writing, either through a new lease or a signed addendum.
• A tenant or landlord cannot terminate a fixed-term lease early without mutual consent unless there’s a legal reason (NRS 118A.340 and NRS 118A.345).

Month-to-Month Lease:

• Automatically renews each month until someone gives proper notice.
• Either landlord or tenant can end the agreement with 30 days’ written notice before the next rental period begins (NRS 118A.300).

Yes, a Nevada lease agreement can be modified after signing, but only if:

• Both the landlord and tenant agree in writing.
• The changes are added as a formal lease addendum.
• The addendum is signed and dated by both parties.
• All modifications comply with Nevada Residential Landlord and Tenant Act (NRS Chapter 118A).