Nevada Residential Lease Agreement Template
The Nevada-compliant residential lease drafted from NRS Chapter 118A (Landlord and Tenant: Dwellings), NRS 118A.242 (Security Deposit), NRS 118A.210 (Late Fees), NRS 118A.260 (Owner/Manager Disclosure), NRS 118A.330 (Entry), NRS 118A.510 (Anti-Retaliation), and NRS Chapter 40 (Summary Eviction). Includes 3-month deposit cap, 30-day return with up to 2× damages exposure, 5% late fee cap with 3-day grace, 24-hour entry notice, 7-day Pay or Quit, owner/manager + agent-for-service-of-process disclosure, Nevada Tenant Bill of Rights notice (AB 340, 2023), summary eviction reference, and federal lead-paint addendum. Editable Word + print-ready PDF.
A Nevada Lease That Holds Up in Justice Court
If you’ve been searching for a Nevada residential lease agreement, you’ve noticed the gap: most free NV lease templates miss the mandatory Owner / Manager / Agent-for-Service-of-Process Disclosure under NRS 118A.260. They quote the wrong security deposit framework — Nevada allows up to 3 months’ rent as a deposit (NRS 118A.242(1)) BUT requires a 30-day return with written itemized accounting and exposes the landlord to up to 2× the deposit in damages for wrongful retention under § 118A.242(5). They miss the 5% late fee cap + 3-day grace period under NRS 118A.210(4) and the rebuttable presumption that no late fee exists if not stated in the lease (NRS 118A.200). They omit the Nevada Tenant Bill of Rights required notice under AB 340 (2023). And they don’t address the summary eviction procedure under NRS 40.253 — Nevada’s lightning-fast landlord remedy. This NV rental agreement template is different.
⚠ 2× Deposit Exposure for Wrongful Retention
NRS 118A.242(5) imposes damages equal to (a) the ENTIRE security deposit PLUS (b) a court-awarded sum of up to the ENTIRE deposit — effectively up to 2× the deposit, plus court costs and reasonable attorney fees, for any failure to comply with the 30-day return and itemized accounting requirements. Generic templates routinely cost Nevada landlords thousands by missing the itemized accounting deadline.
What This Template Covers at a Glance
Lease Structure
53 sections
NV Compliance
5+ statutes
Tenant Bill of Rights
Built-in
Reusability
Unlimited
Everything Nevada Landlords Need in One File
Editable Microsoft Word · Print-ready PDF · Instant download
Nevada Residential Lease Agreement Template
2026 Edition · Word + PDF · Drafted from NRS Chapter 118A + NRS Chapter 40
- 53 sections covering parties, property, rent, deposits, conduct, termination
- Both Fixed Lease and Month-to-Month options
- 3-Month Security Deposit Cap (NRS 118A.242(1))
- Written Receipt Upon Tenant’s Request (NRS 118A.242(8))
- Surety Bond Option (NRS 118A.242(2))
- 30-Day Return + Itemized Accounting (NRS 118A.242(4))
- Up to 2× Deposit Damages + Attorney Fees for Violations (NRS 118A.242(5))
- 30-Day Tenant Dispute Right (NRS 118A.242(7))
- 5% Late Fee Cap (NRS 118A.210(4))
- 3-Day Grace Period Before Late Fee (NRS 118A.210(4))
- Rebuttable Presumption No Late Fee If Not in Lease (NRS 118A.200)
- 24-Hour Entry Notice (NRS 118A.330)
- Owner / Manager / Agent for Service of Process Disclosure (NRS 118A.260)
- Emergency Telephone Contact Disclosure (NRS 118A.260)
- Warranty of Habitability (NRS 118A.290) + Tenant Remedies (NRS 118A.355)
- Anti-Retaliation (NRS 118A.510)
- Nevada Tenant Bill of Rights Notice (AB 340, 2023)
- 7-Day Notice to Pay or Quit (NRS 40.2512)
- 3-Day Nuisance / Waste Notice (NRS 40.2514)
- 5-Day Material Breach Notice to Cure (NRS 40.2516)
- Summary Eviction Procedure Reference (NRS 40.253)
- Servicemember + DV Early Termination (NRS 118A.345)
- Abandonment + Personal Property Procedure (NRS 118A.450, 460)
- Fair Housing (NRS Chapter 118) + Clark County Source-of-Income Advisory
- Federal Lead-Based Paint Disclosure attachment (pre-1978)
- Editable Word · Lifetime use across all your NV rentals
NV Residential Lease Template
Every Required Nevada Provision, Already Drafted In
3-Month Security Deposit Cap
Maximum 3 months’ rent (combined with last-month’s-rent). Surety bond option available.
30-Day Return + Itemized Accounting
30-day return with written itemized accounting. Delivered personally or by mail to tenant’s address.
Up to 2× Deposit Damages
Entire deposit + additional court-awarded sum up to entire deposit + costs + attorney fees for violations.
5% Late Fee Cap + 3-Day Grace
Maximum 5% of periodic rent. No late fee until rent is at least 3 calendar days late. No compounding.
Owner / Manager / Service Disclosure
Mandatory written disclosure of owner, manager, agent for service of process in Nevada, and emergency telephone.
24-Hour Entry Notice
24-hour written notice required. Entry only at reasonable times during normal business hours.
Warranty of Habitability
Statutory warranty + tenant remedies including rent withholding, repair-and-deduct, termination.
Anti-Retaliation
Landlord prohibited from retaliating for tenant complaints, organizing, or exercising statutory rights.
Nevada Tenant Bill of Rights
Required notice + acknowledgment line. Real Estate Division publishes current summary at red.nv.gov.
Eviction Notice Periods
7-day pay or quit (non-payment), 3-day nuisance, 5-day material breach cure.
Summary Eviction Procedure
Nevada’s distinctive fast-track summary eviction in Justice Court. Landlord-friendly procedure.
Lead-Based Paint Disclosure (Federal)
Federal requirement for pre-1978 properties. Full attachment included. Nevada has no state-specific lead law.
Who Drafted This Template
Mark Sias — Noble Notary & Legal Document Preparers
Mark is a Florida-commissioned notary and legal document preparer based in Port Orange, FL. He co-owns Noble Notary & Legal Document Preparers with his wife Grace, where they prepare residential and commercial real estate documents for clients across multiple states.
Important: Mark is a Florida-registered legal document preparer and is not a licensed Nevada attorney. This template is a self-help legal document drafted from public Nevada statutes. For contested summary eviction matters under NRS 40.253, deposit retention disputes, or complex tenancies, consult a Nevada-licensed attorney.
Frequently Asked Questions
Is this Nevada residential lease agreement legally binding?
Yes. The template is drafted from NRS Chapter 118A and Chapter 40. When properly filled in, signed, and dated, it forms a legally binding contract under Nevada law.
What is the security deposit cap in Nevada?
NRS 118A.242(1) — 3 months’ rent (combined with any last-month’s-rent). 30-day return with itemized accounting required. Failure = up to 2× the deposit + attorney fees. No interest required.
What is the late fee cap?
NRS 118A.210(4) — 5% of periodic rent. No late fee until rent is at least 3 days late. Must be stated in lease (presumption of no fee if absent).
What is the Owner/Manager Disclosure?
NRS 118A.260 requires written disclosure of owner, manager, agent for service of process in Nevada, and emergency telephone at or before lease commencement. Must be kept current.
What is the Nevada Tenant Bill of Rights?
AB 340 (2023). Real Estate Division publishes the Tenant Bill of Rights at red.nv.gov. Template includes the required notice with tenant acknowledgment.
How long is the notice for non-payment?
7-day Notice to Pay or Quit (NRS 40.2512). 3-day notice for nuisance/waste (NRS 40.2514). 5-day notice to cure for material breach (NRS 40.2516). 30-day no-cause for periodic tenancies (NRS 40.251).
Does Nevada have rent control?
No. Statewide preemption. No municipality may impose rent control.
Does Nevada require just-cause eviction?
No. Nevada is a landlord-friendly state with summary eviction procedure under NRS 40.253.
What is the entry notice rule?
NRS 118A.330 — 24-hour written notice. Entry only at reasonable times during normal business hours.
Does the lease need to be notarized?
Nevada does not require notarization for residential leases.
Is there a refund policy?
Due to the instant-download nature of digital products, all sales are final. At $9.97, the risk is minimal.
© 2026 Noble Notary & Legal Document Preparers. All rights reserved.
This template provides a self-help legal document for use by Nevada landlords. It is not legal advice. Noble Notary & Legal Document Preparers is not a law firm and Mark Sias is not a licensed Nevada attorney. The template is drafted from public Nevada statutes (NRS Chapter 118A Landlord and Tenant: Dwellings; NRS 118A.200 Rental Agreement; NRS 118A.210 Late Fees; NRS 118A.242 Security Deposit; NRS 118A.260 Owner/Manager Disclosure; NRS 118A.290 Habitability; NRS 118A.330 Landlord’s Access; NRS 118A.345 DV Termination; NRS 118A.355 Tenant Remedies; NRS 118A.450 and 460 Abandonment; NRS 118A.510 Anti-Retaliation; NRS Chapter 40 Summary Eviction including 40.2512, 40.2514, 40.2516, 40.251, 40.253; NRS Chapter 118 Discrimination in Housing; AB 340, 2023 Nevada Tenant Bill of Rights) and federal lead-paint disclosure requirements (24 CFR Part 35). Use of this template does not create an attorney-client relationship. Nevada statutes may change — always verify current law at leg.state.nv.us. For contested summary eviction matters under NRS 40.253 or complex tenancies, consult a Nevada-licensed attorney. Individual outcomes vary; purchase does not guarantee enforceability in any specific dispute.