Nevada Residential Lease Agreement

This Residential Lease Agreement (this "Agreement") is made on [[Agreement Date]] by and between [[Landlord Name]] ("Landlord") and [[Tenant Name(s)]] (jointly and severally, "Tenant"). Landlord and Tenant agree as follows.

1. Definitions "Premises" means the dwelling and any furnishings, parking, and storage identified in Section 2. "Rent" means all amounts payable under this Agreement. "Lease Term" means the period in Section 3. Words importing the singular include the plural and vice versa.

2. Premises; Parking; Storage; Furnishings Landlord leases to Tenant the residential premises at [[Property Address]] (the "Premises"). Assigned parking: [[Parking Space(s)]]. Storage: [[Storage Area]]. Furnishings/appliances included: [[Furnishings and Appliances]]. Tenant has examined the Premises and accepts it in its current condition except as noted on the Move-In Inventory & Condition Checklist (Exhibit A). The Premises shall be used as a private residence only.

3. Term; Possession The Lease Term is [[Lease Term Length]], beginning [[Lease Start Date]] (the move-in date) and ending [[Lease End Date]].

If the term exceeds one (1) year, this Agreement shall be in writing as required by NRS 118A.200. If no written term is specified or the term is one year or less, the tenancy shall be month-to-month by default under Nevada law.

If Landlord cannot deliver possession at the start date, Rent abates until possession is delivered, and if delivery is delayed more than [[Possession Delay Cap]], Tenant may terminate and receive a full refund of prepaid amounts. Holding over is governed by Section 27.

4. Rent; Payment Tenant shall pay monthly Rent of [[Monthly Rent]], due in advance on the [[Rent Due Day]] of each month without offset, deduction, or demand, payable to Landlord by [[Accepted Payment Methods]] at [[Rent Payment Address or Account]]. If the Term begins on a day other than the first, the first month's Rent is prorated on a 30-day basis. Acceptance of a partial or late payment is not a waiver of any default or of Landlord's rights, and does not reinstate the tenancy after a notice has been served.

5. Late Charges; Returned Payments Rent is late if not received within the grace period required by NRS 118A.210. In which case Tenant shall pay a late charge as permitted by law (typically not to exceed five percent (5%) of the monthly rent). A fee of [[Returned Payment Fee]] applies to any returned or dishonored payment.

6. Security Deposit Upon signing, Tenant shall pay a security deposit of [[Security Deposit Amount]]. Under NRS 118A.242, the maximum security deposit is three (3) months' rent for residential dwelling units. The deposit secures Tenant's performance and may be applied to unpaid Rent, repair of damage beyond ordinary wear and tear, and cleaning to restore the move-in condition.

Landlord shall return the deposit or provide an itemized written statement of any deductions, together with any remaining balance, no later than thirty (30) days after the tenancy terminates and Tenant vacates and returns possession and keys (NRS 118A.242). Failure to return the deposit or provide the itemized statement within thirty (30) days may subject Landlord to liability for the full deposit plus additional damages up to the amount of the deposit, plus costs and reasonable attorney fees as permitted by law. Tenant may not apply the deposit as last month's Rent.

Landlord shall provide a receipt for the security deposit upon request (NRS 118A.250).

7. Utilities; Services Tenant shall pay for [[Tenant-Paid Utilities]]; Landlord shall pay for [[Landlord-Paid Utilities]]. Tenant shall place tenant-paid utilities in Tenant's name effective on the start date and shall not allow service to lapse. Landlord is not liable for any interruption of utilities or services not within Landlord's reasonable control.

8. Occupants; Guests The Premises shall be occupied only by Tenant and: [[Permitted Additional Occupants]]. A guest staying more than [[Guest Stay Limit]] without Landlord's prior written consent may be treated as an unauthorized occupant and a breach of this Agreement.

9. Use; Conduct; Quiet Enjoyment Tenant shall use the Premises lawfully, shall not create a nuisance or disturb neighbors' quiet enjoyment, and shall not conduct any business that violates law or zoning. Tenant shall comply with all applicable laws and the Rules in Section 21.

10. Pets; Assistance Animals Pet policy: [[Pet Policy]]. No animal is permitted without Landlord's prior written consent except an assistance animal that must be permitted by law. Tenant is responsible for any damage, noise, or injury caused by an animal.

11. Smoking Smoking policy: [[Smoking Policy]]. Tenant is responsible for any damage caused by smoking.

12. Parking; Vehicles Only operable, registered vehicles may be parked in assigned spaces. Inoperable vehicles, unauthorized vehicles, or vehicles blocking access may be towed at the owner's expense after any notice required by law: [[Parking and Towing Rules]].

13. Maintenance, Landlord Landlord shall maintain the Premises in a habitable condition, comply with applicable building and housing codes, and keep the structural elements, roof, electrical, plumbing, heating/cooling, and Landlord-provided appliances in good and safe working order (implied warranty of habitability under NRS 118A).

14. Maintenance, Tenant Tenant shall keep the Premises clean, sanitary, and free of hazards; properly use all systems and appliances; replace HVAC filters, light bulbs, and smoke/CO-detector batteries; keep plumbing clear; maintain any yard as agreed ([[Yard/Pest Responsibility]]); and promptly report needed repairs. Tenant shall pay for repair of damage caused by Tenant's, occupants', or guests' misuse or neglect.

15. Repair Requests; Emergencies Routine repair requests shall be made in writing to [[Repair Contact]]. For emergencies threatening life or property, Tenant shall use [[Emergency Contact/Procedure]]. Landlord shall make required repairs within a reasonable time after notice.

16. Alterations; Fixtures; Locks Tenant shall not paint, alter, install fixtures or satellite equipment, or change or add locks without Landlord's prior written consent. Tenant-installed improvements become Landlord's property unless agreed otherwise. Tenant shall not change locks without giving Landlord a key.

17. Landlord's Right of Entry Landlord may enter to inspect, make repairs or improvements, supply services, or show the Premises to prospective tenants, purchasers, lenders, or contractors, upon at least 24 hours' advance written notice (NRS 118A.330), during normal business hours, except in an emergency, or where Tenant has abandoned the Premises, or pursuant to court order. Landlord shall enter at reasonable times.

18. Renter's Insurance; Waiver of Subrogation Tenant shall maintain renter's insurance with personal-liability coverage of at least [[Renter's Insurance Minimum]] for the Term and provide proof on request. Each party waives subrogation against the other to the extent of insurance proceeds. Landlord's insurance does not cover Tenant's personal property or liability.

19. Liability; Indemnity Except to the extent caused by Landlord's negligence or violation of law, Tenant assumes responsibility for, and shall indemnify Landlord against, claims arising from Tenant's use of the Premises or the acts of Tenant's occupants and guests.

20. Assignment; Subletting Tenant shall not assign this Agreement or sublet all or part of the Premises without Landlord's prior express written consent. Any approved sublease is subject to all terms of this Agreement and the sublessor (original Tenant) remains fully liable to Landlord for all obligations under this Agreement.

21. Rules and Regulations; HOA/Condo Tenant shall comply with Landlord's written Rules (Exhibit B) and any applicable homeowners'/condominium association rules: [[HOA/Condo Rules]]. Landlord may adopt reasonable Rules on notice.

22. Damage or Destruction (Casualty) If the Premises is damaged by fire or casualty not caused by Tenant and is rendered uninhabitable, Rent abates for the affected portion, and either party may terminate if the Premises cannot reasonably be repaired within [[Casualty Repair Period]].

23. Condemnation; Eminent Domain If all or a material part of the Premises is taken by eminent domain, this Agreement terminates as to the part taken as of the date possession is required, and Rent is adjusted accordingly. The condemnation award belongs to Landlord, except Tenant may pursue a separate claim for moving costs if allowed by law.

24. Default; Remedies Tenant is in default if Tenant fails to pay Rent when due or breaches any other term and fails to cure within any period required by law. On default, Landlord may serve appropriate notice as required by NRS Chapter 40 and may pursue all remedies available by law, including recovering possession, unpaid Rent, damages, and costs. Landlord shall not engage in self-help eviction (lockouts or utility shut-offs). After termination, Tenant remains liable for Rent for the balance of the Term, subject to Landlord's duty to take reasonable steps to re-rent (NRS 118.175).

25. Abandonment; Personal Property If Tenant abandons the Premises, Landlord may retake possession and dispose of personal property left behind only as permitted by applicable law after any required notice.

26. Bankruptcy; Insolvency Tenant's bankruptcy or insolvency does not give Tenant any right to retain possession contrary to this Agreement, to the extent permitted by law.

27. Holdover If Tenant remains in possession after the Term without Landlord's written consent, Tenant is a holdover and shall pay holdover use and occupancy of [[Holdover Rate]] and is liable for resulting damages. With Landlord's consent and no new agreement, the tenancy becomes month-to-month on the same terms.

28. Surrender; Move-Out At the end of the tenancy Tenant shall remove all personal property, return all keys and access devices, leave the Premises clean and in the move-in condition (ordinary wear excepted), and provide a written forwarding address for the deposit accounting.

29. Termination of Month-to-Month Tenancy To terminate a month-to-month tenancy, either party must provide at least thirty (30) days' written notice to the other party, effective on a rent payment date (per NRS 118A and standard practice for the jurisdiction).

30. Notices Notices to Tenant may be delivered to the Premises; notices to Landlord shall be sent to [[Landlord Notice Address]]. Notices shall be in writing and deemed given when delivered or three days after mailing.

31. Subordination; Estoppel; Attornment This Agreement is subordinate to any present or future mortgage on the Premises. Tenant shall, within ten days of request, sign a commercially reasonable estoppel certificate and attorn to any successor owner or lender.

32. Waiver; Non-Waiver No delay or failure to enforce any term is a waiver. A waiver of one breach is not a waiver of any other.

33. Severability If any provision is held invalid, the remaining provisions remain in full force.

34. Time of Essence Time is of the essence as to all obligations under this Agreement.

35. Entire Agreement; Amendments; Electronic Signature This Agreement, with the Addenda and Exhibits, is the entire agreement and supersedes prior negotiations. It may be modified only in a writing signed by both parties, may be executed in counterparts, and may be signed electronically.

36. Joint and Several Liability Each person signing as Tenant is jointly and severally liable for all obligations under this Agreement.

37. Attorneys' Fees; Costs In any action to enforce this Agreement, the prevailing party may recover reasonable attorneys' fees and costs as permitted by applicable law.

38. Governing Law; Venue This Agreement is governed by the laws of the State of Nevada, and venue lies in the county where the Premises is located.

39. Servicemembers Civil Relief Act A Tenant who is a service member may terminate this Agreement upon entering military service or receiving qualifying orders, on written notice with a copy of the orders, as provided by the federal Servicemembers Civil Relief Act (50 U.S.C. §3955) and any applicable state law.

40. Domestic Violence Protections A Tenant who is a victim of domestic violence may have rights to early termination and other protections under applicable federal and Nevada law (NRS 118A.345 et seq.) upon providing required documentation.

41. Disclosures (Nevada) - Lead-Based Paint. If the Premises was built before 1978, the federal lead disclosure and EPA pamphlet are provided as an addendum (42 U.S.C. §4852d). - Megan's Law / Sex Offender Registry. Information about registered sex offenders is available at the Nevada Department of Public Safety website or local law enforcement. - Mold. Landlord has no actual knowledge of current mold growth requiring remediation beyond ordinary disclosure. - Bedbugs. Bedbug information pamphlet or notice provided as required; Tenant shall report suspected infestations promptly. - Flood Hazard. Flood-hazard status of the Premises: [[Flood Hazard Status]]. - Death on the Premises. Disclosure of any death on the Premises within the prior three years, if applicable: [[Death-on-Premises Disclosure]]. - Smoke & Carbon Monoxide Alarms. Working smoke alarms and, where required, carbon monoxide alarms are installed per Nevada law and local codes. - Receipts. Landlord shall provide receipts for rent and security deposit payments upon request (NRS 118A.250). - Application Fee. Any application or screening fee is limited to actual out-of-pocket costs and a receipt will be issued (NRS 118A.306 and related).

42. Addenda and Exhibits The following are attached and incorporated: Exhibit A Move-In Inventory & Condition Checklist; Exhibit B Rules & Regulations; Exhibit C Lead-Based Paint Disclosure (if pre-1978); Exhibit D Additional Addenda: [[Additional Addenda]].

43. Signatures LANDLORD, [[Landlord Name]]

By: ______________________ Name/Title: **[[Landlord Signatory Name and Title]]** Date: _________

TENANT

______________________ **[[Tenant Name(s)]]** Date: _________

Additional Tenant

______________________ **[[Additional Tenant]]** Date: _________

GUARANTOR (if any), [[Guarantor Name]]
The Guarantor personally guarantees Tenant's obligations under this Agreement.

By: ______________________ Date: _________, -

*Sample template for Nevada, not legal advice. Statutory provisions cited are current as of 2026-06; verify against the current Nevada Revised Statutes (primarily NRS Chapter 118A) and any applicable local ordinances before use. Security deposit capped at 3 months' rent; must be returned or itemized within 30 days of termination (NRS 118A.242). 24-hour notice required for entry except emergencies (NRS 118A.330). Consult a Nevada-licensed attorney for specific situations.*