Nevada required lease disclosures: fifteen things the lease must address and three things you must tell a tenant
Nevada tells landlords what a written lease must contain (NRS 118A.200), who must be named and how to reach them (NRS 118A.260), and what a prospective tenant must be told about foreclosure (NRS 118A.275). A prospective tenant can also ask for a copy of the agreement before signing (NRS 118A.235).
What must a Nevada written lease cover?
NRS 118A.200(3) says a written rental agreement "must contain, but is not limited to, provisions relating to" these subjects:
- Duration, and the amount of rent with the manner and time of payment.
- Occupancy by children or pets, and services included.
- Fees that are required and their purposes; deposits and the conditions for refund.
- Charges for late or partial payment and for a dishonored check.
- The landlord's inspection rights, and who will occupy the unit.
- Who pays which utilities.
- A signed record of the inventory and condition of the premises, under the tenant's exclusive custody and control.
- A summary of NRS 202.470, and how to report a nuisance or a building, safety or health code violation to the authorities.
- The tenant's right to display the United States flag (NRS 118A.325) and religious or cultural items (NRS 118A.327).
Subsection 4 adds a rule for a single-family residence whose lease is not signed by an agent holding a Nevada property management permit under chapter 645: a disclosure at the top of the first page, in a font at least twice the size of any other, whose wording the statute prescribes. The landlord provides one free copy at signing and more on request for a reasonable fee (subsection 2).
Who must you name, and what phone number?
NRS 118A.260(1) requires written disclosure, at or before the start of the tenancy, of the name and address of the persons authorized to manage the premises, a person within Nevada authorized to act for the landlord for service of process and notices, and the principal or corporate owner. You must also give a telephone number "at which a responsible person who resides in the county or within 60 miles of where the premises are located may be called in case of emergency."
Keep it current; it binds successors (subsection 2). A party who signs for the landlord and fails to comply becomes the landlord's agent for service and for performing obligations (subsection 3). NRS 118A.270 offers an alternative: post a notice with the same information in each elevator and one other conspicuous place, or, in a building without an elevator, in conspicuous places the section describes.
Example a made-up Henderson owner lives in Texas and rents a fourplex. The lease names the owner's LLC, a local manager who can accept service, and a number answered by a person within 60 miles. If the owner leaves the Nevada agent off, service on the manager is treated as service on the owner.
When do you disclose foreclosure?
NRS 118A.275(1) says a landlord "shall disclose in writing to a prospective tenant if the property to be leased or rented is the subject of any foreclosure proceedings." A willful violation is a deceptive trade practice under NRS 598.0903 to 598.0999.
NRS 118A.235 is a quieter rule: on request, the landlord or agent must give a prospective tenant a copy of the written agreement that would apply. Handing it over before the application fee conversation avoids complaints.
What about fees and online payment charges?
Because NRS 118A.200(3)(e) requires the lease to list required fees and their purposes, an unlisted charge is hard to collect. NRS 118A.303 adds that a tenant must have at least one way to pay that costs nothing and needs no bank account information, and any portal fee must match the portal operator's fee and be separately identified in the lease. Federal lead paint rules apply to older housing as well (42 U.S.C. 4852d).
How DoorKeeping helps in Nevada
DoorKeeping keeps the lease, the move-in report and the deposit details together for each unit, so you can ask Claude or ChatGPT which disclosures a lease is missing before you send it. Anything that goes to a tenant waits for your one-tap approval. DoorKeeping never holds your money and sends a payment only when you approve it. This is general information, not legal advice: check the current statute and your own lease.
Sources
Questions
- Who must a Nevada landlord name in the lease paperwork?
- The persons authorized to manage the premises, a Nevada agent for service of process and notices, and the principal or corporate owner (NRS 118A.260).
- Does Nevada require an emergency phone number?
- Yes, a number for a responsible person who lives in the county or within 60 miles of the property (NRS 118A.260(1)(b)).
- Must a Nevada landlord disclose foreclosure?
- Yes, in writing to a prospective tenant if the property is subject to foreclosure proceedings (NRS 118A.275).