What must a Nevada landlord disclose to a tenant, and what must the lease say?

No statute requires a residential lease to be in writing beyond the statute of frauds, so an oral tenancy is lawful. The landlord must give the tenant a copy of the lease; the statute sets no day count.

No Nevada statute requires a residential rental agreement to be in writing, but the law is unusually demanding about the writing when there is one. Any written agreement for the use and occupancy of a dwelling unit must be signed by the landlord or the landlord's agent and by the tenant or the tenant's agent, and the landlord must give the tenant one copy free of charge at the time the agreement is executed; extra copies follow on request within a reasonable time and may carry a reasonable fee. There is no day count because the deadline is the moment of signing. Since October 2025 a landlord must also give a prospective tenant, on request, a copy of the written rental agreement the prospective tenant would be subject to. A lease longer than a year must be written and signed to be enforceable. Having no writing at all is penalized by four disputable presumptions: that there are no restrictions on occupancy by children or pets, that maintenance and waste removal are provided without charge, that no charges for partial or late rent or dishonored checks are paid by the tenant, and that other than normal wear the premises will be returned in the condition they were in when the tenancy began. Using a written agreement that does not conform to the required-contents section is unlawful, and any provision that contravenes that section is void. Nevada requires no lease or notice in a language other than English.

Statute of frauds: Every contract for the leasing of land for longer than one year is void unless the contract, or some note or memorandum of it expressing the consideration, is in writing and subscribed by the party by whom the lease is to be made, or by a lawfully authorized agent (section 111.210). The companion section allows no estate or interest in land to be created except by a signed writing, other than a lease for a term not exceeding one year (section 111.205). So a residential lease of a year or less is enforceable orally.

Format and plain-language rules: Nevada prescribes typography in two places, both inside the required contents of a written agreement. First, a written rental agreement for a single-family residence that is not signed by an agent who holds a property-management permit must carry a disclosure at the top of the first page, in a font size at least two times larger than any other font size in the agreement, stating that two rebuttable presumptions in the criminal code treat the tenant as not lawfully occupying the dwelling unless the agreement is notarized or signed by such an agent and includes the current address and telephone number of the landlord or the landlord's authorized representative, and stating that the agreement is valid and enforceable against both parties whether or not it is notarized, so signed, or carries that contact information. A single-family residence here means a structure of not more than four units and does not include a manufactured home. Second, where a landlord carves a utility fee out of the single all-in rent figure, the figure must carry an asterisk or other reference symbol not less than one-half the font size of the figure itself, keyed to a statement on the same page of the agreement. Nevada prescribes no general type size, no plain-language act and no translation rule.

Electronic leases and signatures: Nevada's electronic-transactions act, chapter 719, applies to electronic records and signatures relating to a transaction, and its exclusions are the wills laws, most of the commercial code and a set of health-information sections; there is no landlord-tenant or residential-lease carve-out, and the words lease, residential and landlord appear nowhere in the chapter. The act also applies the federal consumer-consent rules to consumer transactions. Chapter 118A itself says nothing about electronic delivery of any of the disclosures on this page, so electronic delivery rests on the general act rather than on any express permission in the landlord-tenant law.

Yes — a statute requires the landlord to disclose the owner's or managing agent's identity to the tenant, in a separate writing, in the lease, or by posting on the premises.

The landlord, or anyone authorized to enter into a rental agreement on the landlord's behalf, must disclose to the tenant in writing at or before the tenancy begins the name and address of the persons authorized to manage the premises, of a person within Nevada authorized to act for the landlord for service of process and for receiving notices and demands, and of the principal or corporate owner, together with a telephone number at which a responsible person who lives in the county or within sixty miles of the premises can be called in an emergency. A landlord may instead post that information: in a building with an elevator, a printed or typewritten notice in every elevator and in one other conspicuous place; in a building without one, in at least two conspicuous places. Either way the information must be kept current and the notices kept visible and legible, and the duty binds a successor landlord or manager. The sanction is agency by operation of law: a person who signs a rental agreement for the landlord and fails to comply becomes the landlord's agent both for service of process and notices and for performing the landlord's obligations under the law and the agreement, service on the manager counts as service on the landlord, and an undisclosed landlord remains liable. Money is available too, but only after the tenant asks: after a demand by the tenant, a landlord who has failed to disclose owes actual damages or twenty-five dollars, whichever is greater. A second identity duty fires on a sale: where the property is voluntarily transferred or sold, the new owner must notify the tenant within thirty days, giving contact information for the new owner to whom rent should be paid, confirming that the rental agreement continues and stating the deposit amount the new owner holds, and warning that failing to pay rent or to comply with the agreement may lead to eviction proceedings. That section states no penalty. Nevada has no statewide landlord or rental registration.

If the landlord fails to comply: the non-complying manager or agent becomes the landlord's agent for notices and service of process and for performing the landlord's obligations, as the section states; and the tenant may recover damages.

No — no state document or statement of tenant rights must be handed over; what the state prescribes is text the lease itself must carry.

Nevada prescribes more lease content than almost any other state, and it prescribes subjects rather than words. The statute lists fifteen subjects a written agreement must contain and says the list is not limited to them, so it is a floor. Four of the fifteen are general rights or law information the landlord has to draft into the document: a summary of the public-nuisance statute, how to report a nuisance or a code violation, the tenant's right to display the flag of the United States, and the tenant's right to display religious or cultural items. Two more prescribed texts sit outside the list, the first-page occupancy disclosure and the single all-in rent figure with its asterisk statement, and a seventh applies where the landlord offers an online payment portal. What Nevada does not have is a document: no state tenant-rights statement, summary, pamphlet, handbook, model lease or agency form exists, and the Real Estate Division's only prescribed residential form is the sales condition disclosure, which never reaches a lease. One document duty does exist but is local rather than statewide: where a district board of health has adopted a regulation on the condition of rental dwelling units, the landlord must give a tenant a copy of that regulation on request, so that both sides understand their rights and responsibilities. Because the document is a local board's regulation rather than a state form, it is described here and in the local-authority row rather than counted as a statewide prescribed document.

Required items:

Summary of the public-nuisance statute — words or content the lease itself must carry. Every written rental agreement must contain a summary of section 202.470, which makes it a misdemeanor to commit or maintain a public nuisance for which no special punishment is prescribed, to refuse a legal duty to remove one, or to let a building, or permit one to be used, knowing that it is intended to be or is being used for committing or maintaining such a nuisance. The statute requires a summary, not the text, and no agency publishes one, so the landlord writes it. Given at signing, inside the lease itself. The statute fixes the substance, not the words. (NRS 118A.200(3)(l); NRS 202.470)

How to report a nuisance or a code violation — words or content the lease itself must carry. The agreement must carry information about the procedure by which a tenant may report a nuisance, or a violation of a building, safety or health code or regulation, to the appropriate authorities. No form and no wording are prescribed; the landlord supplies the information. Given at signing, inside the lease itself. The statute fixes the substance, not the words. (NRS 118A.200(3)(m))

The tenant's right to display the flag of the United States — words or content the lease itself must carry. The agreement must carry information about the tenant's right to display the flag of the United States within the part of the premises the tenant occupies and uses exclusively. The underlying section bars a landlord from prohibiting that display, preserves rules that reasonably restrict its placement and manner, excludes commercial advertising, and defines the display as one made of cloth, fabric or paper from a pole, staff or window, consistent with the federal flag chapter, and not by balloons, flora, lights, paint, paving materials, roofing or siding. In an action to enforce it the prevailing party recovers reasonable attorney fees and costs. Given at signing, inside the lease itself. The statute fixes the substance, not the words. (NRS 118A.200(3)(n); NRS 118A.325)

The tenant's right to display religious or cultural items — words or content the lease itself must carry. Since July 2025 the agreement must also carry information about the tenant's right to display religious or cultural items, a right built on the same pattern as the flag right, with size, safety, legality and obscenity limits, with reasonable placement-and-manner rules preserved, and with reasonable attorney fees and costs to the prevailing party in an enforcement action. Any provision of a rental agreement in effect on July 1, 2025 that is contrary to the act creating the right is void and unenforceable. Given at signing, inside the lease itself. The statute fixes the substance, not the words. (NRS 118A.200(3)(o); NRS 118A.327)

First-page occupancy disclosure for a single-family residence — words or content the lease itself must carry. A written agreement for a single-family residence that is not signed by an agent holding a property-management permit must carry a disclosure at the top of the first page, in a font size at least twice as large as any other font in the agreement, saying two things: that the criminal code raises rebuttable presumptions that the tenant does not lawfully occupy the dwelling unless the agreement is notarized or signed by such an agent and includes the current address and telephone number of the landlord or the landlord's authorized representative; and that the agreement is valid and enforceable against landlord and tenant whether or not it is notarized, so signed, or carries that contact information. The statute fixes the propositions and the typography, not the words. Given at signing, attached as the first page of the lease. The statute fixes the substance, not the words. Typography: At the top of the first page of the agreement, in a font size at least two times larger than any other font size in the agreement. Threshold: Only a written agreement for a single-family residence, meaning a structure of not more than four units and not a manufactured home, that is not signed by an authorized agent of the landlord who holds a permit to engage in property management. (NRS 118A.200(4), (10))

The single all-in rent figure — a figure the landlord must compute and state in the lease. In every place a landlord lists the amount of rent due under a rental agreement, and in every reference to rent in the written agreement, the rent must be set out as one figure representing the maximum total periodic rent including every mandatory fee charged to the tenant on top of base rent, and the landlord may not charge more than that figure. Given at signing, inside the lease itself. The statute fixes the substance, not the words. Computation: The figure is the maximum total amount of periodic rent for the period the agreement uses: base rent plus every mandatory fee the tenant must pay in addition to it. Only three utility charges may sit outside the figure, and only in the two situations the statute names, each with the asterisk statement described in the utility row; everything else mandatory is folded in. Where the landlord cannot fix a mandatory fee in advance, the single figure must still state the maximum, because the landlord may not charge periodic rent above the figure set out in the agreement. (NRS 118A.200(3)(b), (6)–(8))

Listed, but not a general duty counted above:

The online payment-portal fee, stated separately — a figure the landlord must compute and state in the lease. Where a landlord lets tenants pay rent or any other charge through a website or online portal, the amount of any fee charged to the tenant for using it must be separately identified in the written rental agreement, and that fee may not exceed the fee the portal operator charges the landlord. The duty arises only because the landlord chooses to offer the portal, so it is listed here and not counted. Given at signing, inside the lease itself. The statute fixes the substance, not the words. Computation: The figure is the fee the tenant is charged for using the website or online portal, capped at the amount the portal operator charges, stated on its own line rather than folded into rent. Where no portal fee is charged there is nothing to state. Threshold: Only where the landlord allows payment through a website or online portal. (NRS 118A.303(2)(a)–(b))

Lease contents the statutes or rules address, each in the circumstance it names:

• Duration of the agreement (section 118A.200, subsection 3, paragraph a).

• The amount of rent, set out as the single all-in figure required by subsection 6, and the manner and time of its payment (paragraph b).

• Occupancy by children or pets (paragraph c).

• Services included with the dwelling rental (paragraph d).

• Fees which are required and the purposes for which they are required (paragraph e).

• Deposits which are required and the conditions for their refund (paragraph f).

• Charges which may be required for late or partial payment of rent or for return of a dishonored check (paragraph g).

• Inspection rights of the landlord (paragraph h).

• A listing of the persons or the number of persons who are to occupy the dwelling (paragraph i).

• The respective responsibilities of the landlord and the tenant as to payment of utility charges (paragraph j).

• A signed record of the inventory and condition of the premises under the exclusive custody and control of the tenant (paragraph k).

• A summary of the public-nuisance provisions of section 202.470 (paragraph l).

• Information about the procedure by which a tenant may report a nuisance, or a violation of a building, safety or health code or regulation, to the appropriate authorities (paragraph m).

• Information about the tenant's right to display the flag of the United States, as set out in section 118A.325 (paragraph n).

• Information about the tenant's right to display religious or cultural items, as set out in section 118A.327 (paragraph o).

• For a single-family residence of not more than four units not signed by an agent holding a property-management permit, the first-page occupancy disclosure in double-size type (section 118A.200, subsection 4).

• The amount of any fee charged to the tenant for using a website or online payment portal, separately identified (section 118A.303, subsection 2, paragraph b).

Yes — the landlord must give a written condition statement, checklist or inventory.

Nevada is the state that delivers the move-in condition record as a clause of the lease rather than as a separate document. A written rental agreement must contain a signed record of the inventory and condition of the premises under the exclusive custody and control of the tenant, so it covers the unit and not the common areas, and it is signed as part of the agreement both parties sign. No agency prescribes a form, no checklist regulation exists because there is no administrative code under the residential act, and there is no deadline separate from signing. The consequence works in two layers rather than as a single penalty. Using a written agreement that does not conform to the required-contents section is unlawful, and any provision that contravenes that section is void. Where there is no written agreement at all, the law supplies a disputable presumption that, other than normal wear, the premises will be returned in the same condition as when the tenancy began. There is no deposit-forfeiture sanction and no damages figure for leaving the record out. Nevada requires no prior-tenant damage list, no walk-through offer and no notice of a right to inspect; the only inspection item in the list is a statement of the landlord's own inspection rights.

When and who signs: There is no separate deadline, because the record is part of the written agreement: the peg is execution, when the landlord and the tenant sign and the landlord hands over a copy free of charge.

Deposit notice at signing: On the tenant's request the landlord must deliver a signed written receipt for the security deposit or surety bond and for any other payment, deposit or fee, including rent, and the tenant may refuse to make rent payments until the landlord tenders the requested receipt (section 118A.250). The written agreement must also state the deposits required and the conditions for their refund. The three-month cap, the thirty-day itemized accounting and the damages are on the security-deposits page.

No in-force state hazard disclosure duty applies at signing beyond the federal lead-paint rule. No state duty exists for lead, mold, bed bugs, radon, methamphetamine, asbestos, or any other hazard.

Every state duty and every stated absence, hazard by hazard:

Lead (state add-on to the federal rule) — no state duty. Nevada adds nothing to the federal lead-paint rule: no state form, no registration, no certificate, no inspection duty and no pamphlet. Lead-based paint and lead paint return nothing in the residential act, in the older landlord-tenant chapter, in the sales disclosure chapter, in the public-health, sanitation and hazardous-materials chapters, or in the rules under any of them.

Mold — no state duty. Nevada has no mold disclosure, no mold booklet and no mold standard for housing. The word returns nothing in the residential act, the older landlord-tenant chapter or the sales disclosure chapter, and the only hits in the health and sanitation rules are about molded plastic containers.

Bed bugs — no state duty. Nevada has neither a bed-bug disclosure before renting nor a notice duty after an infestation is found. The term returns nothing in any landlord-tenant, sales or public-health chapter; the single hit in the sanitation rules is an insect-control rule for labor camps.

Radon — no state duty. Nevada requires no radon disclosure to a tenant or a buyer. The only radon provision in the statutes is a uranium mill tailings section directing that the diffusion of radon and other environmental hazards from tailings be minimized or prevented, and the handful of hits in the rules are radiation-control background and sealed-source provisions.

Methamphetamine — no state duty. Nevada creates no duty to disclose that a property was used to manufacture methamphetamine. What it does instead is refuse to protect silence about one. In any sale, lease or rental of real property, the fact that the property was the site of a felony is declared not material to the transaction, with one carve-out: a crime that involves manufacturing any material, compound, mixture or preparation containing any quantity of methamphetamine. That fact returns to non-materiality only once all the methamphetamine materials and substances have been removed or remediated by an entity certified or licensed to do so, or the property has been deemed safe for habitation by the board of health, and the statute's liability shield reaches only the facts it declares not material. So an unremediated former laboratory is the one fact Nevada deliberately leaves inside materiality for a lease, but no section prescribes a duty, a trigger, a form, a time or a penalty, and the row is therefore not a disclosure duty. The board of health evaluates the removal or remediation, and the State Environmental Commission is directed to set the standards by which a property may be deemed safe for habitation; no such standards appear in the administrative code.

Asbestos — no state duty. Nevada requires no asbestos disclosure to a tenant. Asbestos appears in its rules only as a solid-waste disposal and transfer-station subject and as a laboratory-certification analyte, never as a landlord duty.

Other hazard notices (pesticide, pool, ordnance, noise zone) — no state duty. No pesticide or pest-control notice, military-ordnance notice, noise-zone notice, pool notice or utility-hazard notice runs to a Nevada tenant. The ordnance term returns nothing across the chapters read, and the noise provisions are nuisance shields for shooting ranges and agricultural operations, which oblige nobody to disclose anything.

No.

Nevada requires no flood disclosure to a tenant, and unusually it requires none to a buyer either: the word flood does not appear in the residential act, in the older landlord-tenant chapter, in the sales disclosure chapter or in the property-actions chapter. The sales regime that does exist runs only to a sale. The seller of residential property, meaning land to which not less than one nor more than four dwelling units are affixed, must complete the condition-disclosure form before conveyance, which happens when an escrow closes or, if there is no escrow, when the purchaser receives the deed; the form's contents are set by regulation and must be the most current version the Real Estate Division provides. No statute extends that form to a lease, and it carries no flood item in any event. There is no flood-zone rule, no flooding-history rule, no elevation rule and no insurance advisory anywhere in Nevada's landlord-tenant law.

Yes — of the facts the rule names, some need not be disclosed and no cause of action arises from not disclosing some, each as stated here.

Nevada has the clearest statement in the country of what a landlord need not say. In any sale, lease or rental of real property, five classes of fact are declared not material to the transaction: that the property is or has been the site of a homicide, suicide or death by any other cause, except a death that results from a condition of the property; that it is or has been the site of a felony, other than a crime involving the manufacture of anything containing methamphetamine; that it was occupied by a person exposed to or suffering from a disease not known to be transmitted through occupancy; that a sex offender resides or is expected to reside in the community, where the statute adds in terms that the landlord and any agent have no duty to disclose the fact to a tenant; and that a licensed facility for transitional living for released offenders is located near the property. A landlord or agent is not liable to a tenant, in law or in equity, for failing to disclose any of those facts where the fact is not material or where the landlord had no actual knowledge of it. The exceptions matter as much as the rule: a death caused by a condition of the property, and an unremediated methamphetamine site, are both left outside the protection.

Yes — the statute lists the lease provisions that are void or prohibited.

Nevada voids five kinds of lease provision by name, and three more rules elsewhere in the law add to the roster, which is why it counts as spread across several sections. The five are a waiver of rights or remedies under the residential act, a confession of judgment, a clause making the tenant pay the landlord's attorney fees, an exculpation or limitation of the landlord's liability or an indemnity for it, and a clause requiring the tenant to give a different notice of termination than the landlord must give. That last item is a genuine outlier; no other state voids a longer notice demanded of the tenant. The roster reaches clauses that burden the tenant rather than either party's clauses. Beyond it, any provision that contravenes the required-contents section is void and using such an agreement is unlawful, a deposit may not be characterized as nonrefundable outside a reasonable cleaning charge, and an unconscionability provision stands behind the whole chapter.

Actual damages flow from the mere inclusion of the clause.

Sanction as the statute states it: A prohibited provision is void as contrary to public policy, and the tenant may recover any actual damages incurred through the inclusion of the prohibited provision. Inclusion alone is the trigger, with no requirement that the landlord acted knowingly or tried to enforce the clause, but the measure is proved loss: there is no rent multiple, no statutory floor and no cure period. Separately, a written agreement that does not conform to the required-contents section is unlawful and its offending provisions are void, and a court that finds an agreement or a provision was unconscionable when it was made may refuse to enforce it, enforce the rest without it, or limit its application, after giving both sides the chance to present evidence about its setting, purpose and effect.

The listed provisions:

• A provision that the tenant agrees to waive or forego rights or remedies afforded by the residential act (section 118A.220, subsection 1, paragraph a).

• A provision authorizing any person to confess judgment on a claim arising out of the rental agreement (paragraph b).

• A provision that the tenant agrees to pay the landlord's attorney fees, except that the agreement may provide for reasonable attorney fees to the prevailing party in the event of court action (paragraph c).

• A provision agreeing to the exculpation or limitation of any liability of the landlord arising under law, or to indemnify the landlord for that liability or its costs, where the liability is based on an act or omission of the landlord or the landlord's agent or employee (paragraph d).

• A provision that the tenant agrees to give the landlord a different notice of termination than the landlord must give the tenant (paragraph e).

• Any provision of a written agreement that contravenes the required-contents section; using a non-conforming agreement is itself unlawful (section 118A.200, subsection 9).

• A provision characterizing a security deposit as nonrefundable, or waiving or modifying the tenant's deposit rights, other than a reasonable nonrefundable cleaning charge (section 118A.242, subsection 8).

• Any provision of a rental agreement in effect on July 1, 2025 that is contrary to the act creating the tenant's right to display religious or cultural items (2025 Statutes of Nevada, chapter 300, section 2).

Expressly permitted: One clause is expressly preserved where other states void it: the agreement may provide that reasonable attorney fees may be awarded to the prevailing party in the event of court action. A reasonable nonrefundable cleaning charge is also permitted, as an exception to the bar on characterizing a deposit as nonrefundable.

No statute addresses attorney-fee clauses in residential leases as such. Separately, a lease clause making a party pay the landlord's attorney fees is void, as the section cited states.

No Nevada statute converts a one-way fee clause into a mutual one, and none awards fees to a prevailing party regardless of what the lease says, so where the lease is silent each side bears its own fees. What the law does is narrower and easy to misread: a clause making the tenant pay the landlord's attorney fees is void, but the agreement may provide that reasonable attorney fees go to the prevailing party in a court action, so a properly drafted prevailing-party clause is lawful. Five sections award fees without any clause at all, each in its own kind of case: a tenant who wins an action over the single all-in rent figure must be awarded costs and reasonable attorney fees; the prevailing party recovers fees and costs in an action over the flag display right or the religious and cultural display right; fees and costs are available in the key-policy and emergency-assistance actions; and a tenant who gave twenty days' written demand recovers costs and a reasonable fee in an action over the property-tax statement.