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    • A lease should define all responsibilities of both owners and renters with everything each party needs in order to have a good business relationship.
    • Property owners in Las Vegas are responsible for providing a habitable dwelling that is clean and functional.
    • Renters are responsible for keeping the dwelling as clean and safe as possible—and for paying the rent on time.

    If you’re a Las Vegas property owner or manager, keeping up to date with Las Vegas rental law is crucial for your success. This applies whether you have a single property or 30. Unfortunately for most of us, the Nevada Revised Statutes for Landlord and Tenant Dwellings isn’t the most thrilling read out there. 

    Still, to even operate as a rental property owner or manager in Las Vegas, you’ll need to know what these statutes contain. This breakdown of rental laws in Nevada is meant to be a handy and straightforward guide for owners and managers—without all the legalese.

    We grouped the Las Vegas rental laws into three primary sections:

    • The lease or rental agreement
    • The responsibilities of the owner or manager
    • The renter’s responsibilities



    The lease or rental agreement


    A solid lease is an essential document favored by rental professionals everywhere. It defines the responsibilities of both the owner and renter as well as key details regarding the leasing agreement such as the duration of the lease and the amount of rent.

    A good lease will cover how an owner and renter interact. It also usually contains language concerning the majority of owners’ and renters’ rights in Las Vegas. If you’re a property manager, understanding what your lease should contain is no less important.

    Per Nevada laws, a lease must include:

    • How notices are served
    • The length of the lease term
    • How much rent is
    • How and when rent is paid
    • Who can live on the property
    • Any deposits or fees and their terms
    • Inspection terms
    • Utility information
    • A signed inventory and condition form
    • A summary of the nuisance clause
    • How to report nuisances or code violations
    • The right to display the United States flag and
    • Whether a renter has lawful occupancy based on a notarized lease

    These lease requirements are relatively standard and help to protect both the owner and renter. When a lease is thorough enough, it can reduce friction—and conflict. This sets the stage for functional business relationships between you and your renter.



    According to Nevada’s law, rental late fees cannot exceed 5% of periodic rent (monthly or weekly). Additionally, unpaid late fees cannot be compounded into higher late fees over time.



    The owner or manager’s responsibilities


    A man fixing the sink

    As a homeowner or a property manager, you have a legal obligation to:

    • Describe how to send notices to you
    • Deliver possession of the dwelling
    • Maintain the habitability of the dwelling
    • Detail rules for handling security deposits
    • Outline emergency contact procedures


    Rent increases

    As a property owner or manager, you must provide at least a 45-day notice of intent to raise the rent for month-to-month renters. It is best to include language covering this in the rental agreement to ensure your residents are aware of these policies at the beginning of the rental arrangement.


    Possession and habitability

    As a property owner or manager, your most significant and basic responsibility is to keep your rental property habitable for your residents. That means turning over the keys to a safe, sound home.

    A habitable home includes:

    • Working electrical
    • Working plumbing
    • Hot and cold water
    • Free of pests and garbage
    • Adequate protection from the elements
    • Sufficient heating and cooling capabilities

    If you fail to keep your property habitable based on the above, your renters have the right to demand maintenance and repairs. Keeping your rental properties in habitable condition now will also save you from larger repair bills down the road.


    Security deposits

    Nevada law states that security deposit maximums are equal to three times the monthly periodic rent. You can offer a surety bond to cover all or some of the deposit, but it cannot be required.

    The security deposit can be used for:

    • Cleaning
    • Repairs above and beyond normal wear and tear
    • To remedy any unpaid rent at the end of the lease term

    After the lease is over, you or your property manager must deliver any remaining amount to the renter—along with an itemized list of deductions—within 30 days. 

    If you sell the property or ownership of the property is transferred, you must notify your renter about where the deposit is transferring. Your renters may ask for receipts for the deposit or other payments as well.


    How and who to contact

    As a property owner, you must list how your renters can contact you. Alternatively, you can provide the information of whoever is managing your properties. This information needs to be kept current with the renter, so they know how to notify you of any repairs or issues with the property.



    Renter responsibilities


    Homeowners aren’t the only ones with legal responsibilities under the rental laws in Nevada. Renters also have to live by a set of rules and regulations to continue living on a rental property. Some of these rules include:


    Rent payments

    Outside of emergency provisions, your renters have a duty to pay on time as outlined by your lease. Homeowners have the right to file an eviction if the renter does not pay on time 5 days after the eviction notice is sent. This is often referred to as “5-day notice to pay or quit”. 

    Owners can send eviction notices a day after the rent is due. In Nevada, rent is usually due on the first day of each month regardless if it’s a weekend or holiday. This is unless the renter and owner have agreed otherwise and have stated it in the leasing agreement.


    Dwelling maintenance

    Aside from paying the rent in a timely manner, renters also have the obligation to maintain and care for their homes during the lease term. This includes:

    • Using home features and other appliances in a reasonable manner for their intended purposes
    • Not deliberately destroying property or disturbing neighbors
    • Keeping the home clean and safe
    • Removing waste properly
    • Keeping plumbing clean



    Final thoughts


    For the most part, Las Vegas rental laws are easy to understand. Basically, these laws ask both landlords and renters to:

    • Take care of the property
    • Maintain it in good condition
    • Keep each other informed on how to get in touch when needed
    • Define how you should handle rent payments and security deposits

    Rental laws in Nevada are meant to protect you, your renters, and, when applicable, your property manager. Keep in mind that the best place to start when you’re concerned about Las Vegas rental law is with a solid lease agreement. Your lease is the foundation on which the rest of the relationship is based. Plus, you have a helpful guide handy if something goes wrong.




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