Nevada security deposit laws for landlords: the three month ceiling and the double damages clause

How does the three month ceiling work?

NRS 118A.242(1) says a landlord may not demand or receive a security deposit or surety bond, or a combination, including the last month's rent, whose total amount or value exceeds 3 months' periodic rent. The ceiling is a single pool. If you take last month's rent up front, it uses up part of the same three months.

Example a made-up apartment rents for $1,500. The pool is $4,500. A landlord who collects a $1,500 deposit and $1,500 as last month's rent has $3,000 in the pool and may ask for at most $1,500 more in a deposit or bond-backed amount. Asking for $2,500 more would break the ceiling by $1,000.

What about surety bonds?

With the landlord's consent, a tenant may buy a surety bond in place of all or part of a deposit, to secure the tenant's duty to remedy rent defaults, repair damage beyond normal wear and tear, and clean the unit (subsection 2). You do not have to accept one and you may not require one (subsection 3). If a tenant disputes an item on your accounting, subsection 5 lets the tenant write to the surety within 30 days, and the surety may not report your claim to a credit reporting agency unless it gets a judgment against the tenant.

What can I keep and what must I send?

After the tenancy ends, for any reason and by either side, you may claim from the deposit or bond only the amounts reasonably necessary to remedy a default in the payment of rent, to repair damage the tenant caused other than normal wear, and to pay the reasonable costs of cleaning (subsection 4). Within 30 days you must give an itemized, written accounting of what happened to the deposit or bond and return what remains, handed to the tenant at the place where rent is paid or mailed to the tenant's present address or, if unknown, last known address.

Subsection 8 allows one nonrefundable item: a nonrefundable charge for cleaning, in a reasonable amount. Any other lease clause calling the deposit nonrefundable, or waiving the tenant's rights under the section, is void as against public policy.

What if I am late?

If you fail or refuse to return the remainder within 30 days after the end of the tenancy, subsection 6 makes you liable for damages in an amount equal to the entire security deposit, and for an additional sum of up to the entire deposit, fixed by the court. Subsection 7 tells the court to weigh whether you acted in good faith, the course of conduct between you and the tenant, and the degree of harm to the tenant. The tenant's claim to the deposit also takes precedence over the claim of any creditor of the landlord (subsection 9).

Example a made-up landlord holds a $1,500 deposit, sends no accounting and does not return the $900 left after a documented $600 repair. The tenant sues. The court can award damages of the entire $1,500, plus up to another $1,500, depending on good faith and harm, so as much as $3,000 against a $900 refund that was owed.

What happens when the property changes hands?

NRS 118A.244 says that when your interest ends by sale, assignment, death or otherwise, you must within a reasonable time either notify the tenant in writing of the successor's name, address and telephone number and that you transferred the remaining deposit or bond, or return the remaining deposit to the tenant. Either releases you. Before you record a deed you must also transfer the remaining deposits to the successor in writing, or tell the successor in writing that you returned them. The successor takes the former landlord's rights and obligations for any deposit owed at the time of transfer. See security deposits when an apartment building is sold.

How DoorKeeping handles it

Each property in DoorKeeping has its own books, and a tenant's deposit and any last month's rent are visible as separate amounts, so the three month pool is easy to total. Leases are e-signed and kept as documents for the property. Deposits stay in your own bank account: DoorKeeping never holds your money and sends a payment only when you approve it. It gives no legal advice.

Sources

1. Nevada Revised Statutes chapter 118A, sections 118A.242 and 118A.244, read Oct 30, 2026

Questions

What is the maximum security deposit in Nevada?

Deposit, surety bond and last month's rent together may not exceed three months' periodic rent (NRS 118A.242(1)).

How long does a Nevada landlord have to return a deposit?

Within 30 days after the tenancy ends, with an itemized written accounting of any deductions.

Can a Nevada landlord keep a nonrefundable cleaning fee?

Yes, a nonrefundable charge for cleaning in a reasonable amount is allowed. Other nonrefundable deposit clauses are void.

What are the damages for a late Nevada refund?

The entire deposit plus a sum fixed by the court of up to the entire deposit, considering good faith, conduct and harm.