Landlord / Tenant Issues

Introduction

This information is furnished as a public service by Washoe Legal Services (WLS). This is not a substitute for specific legal advice.

WLS is a private, nonprofit corporation providing free legal assistance to low income residents of Washoe County in certain civil law matters.

Each section addresses some common landlord/tenant questions arising in Washoe County, Nevada. It is not meant to be a comprehensive discussion of all landlord tenant law. It starts with security deposits, which are frequently required when the tenant moves in. A landlord's obligations regarding repairs, essential services and rent increases come next, then unlawful entry by the landlord and other tenant’s rights. How a tenancy can be ended through service of notice and termination of rental agreements follows. Unlawful acts by landlords such as lockouts and retaliation are then covered. The section concludes with a tenant's rights regarding personal property left behind after the tenant leaves the property.

Most landlord tenant matters are resolved in Justice Courts for the township where the rental property is located.

In Washoe County the justice courts are:

 Sparks Justice Court (775) 325-6501 M-Th 9am to 4pm
 Incline Village Justice Court (775) 832-4100 M-Th 8am to 4pm
 Reno Justice Court

(775) 325-6500 Criminal

(775) 325-6501 Civil

T-F   8am to 5pm
(4pm for transactions
requiring fees paid.)
Closed for lunch:
12:15pm to 1:30PM daily.

 Wadsworth Justice Court (775) 575-4585 M-Th 8am to 5pm

 

Disclaimer:

Unless otherwise stated, the laws outlined herein are applicable only to tenants in private housing. The site does not apply to tenants who reside in public housing or other types of government-subsidized housing. For information regarding your rights as a tenant in publicly subsidized housing in Washoe County, contact Nevada Legal Services at (775) 284-3491. If you are unsure as to the applicability of the law, you should contact a legal services agency or an attorney of your choice.

Link to Sections:
Security Deposits
Repairs and Deductions

Essential Services

Rent Increases, Rules or Regulations Changes

Entry and Other Tenant’s Rights

Termination of Rental Agreements

Service of Notice

Non-Payment of Rent

Lockout

Protecting Tenants at Foreclosure Act
Property Left Behind

Security Deposits

What is a security deposit?
A security deposit is a sum of money paid by a tenant to the landlord as a sort of insurance policy to be used for:

  • Past rent when a tenant fails to pay;
  • The cost of repairing damages above normal wear;
  • The cost of cleaning the premises;
  • A combination of any of the above.

NRS 118A.240

Do not confuse a security deposit with a cleaning deposit which can be a non-refundable charge for cleaning designated in the rental agreement.
NRS 118A.242

Read more: Security Deposits

Repairs and Deductions

Who should I contact if I need repairs done?
At the time of the rental agreement, tenants are to be given in writing the following information:  the name and address of persons authorized to manage the property, a person within this state to receive notices and demands, and the principal or corporate owners. Tenants are also to be given a telephone number of a responsible person to be called in case of emergency. The persons listed should be the first person called for repairs and then sent a written notice.
NRS 118A.260

Read more: Repairs and Deductions

Essential Services

What are essential services?
Examples of essential services are heat, running water, hot water, electricity, gas and a functioning exterior door lock.
Other services may be considered essential if the landlord is required by the terms of the rental agreement to provide them, e.g., stove, refrigerator, or air conditioning.

Read more: Essential Services

Rent Increases, Rules or Regulations Changes

How much can a landlord raise your rent?
There is no rent control in Nevada to regulate how much the manager or landlord can raise your rent.

When can a landlord raise your rent?
Month-to-month tenancy: If you are renting month-to month, the manager or landlord is required to give you a 45-day advance written notice of any proposed rent increase.
NRS 118A.300

Read more: Rent Increases, Rules or Regulations Changes

Entry and Other Tenant’s Rights

When can a landlord enter the premises?
The landlord has no right to enter the rented premises except under the following circumstances:

  • In case of an emergency;
  • Pursuant to court order;
  • To supply necessary or agreed services;
  • As agreed in a rental or lease agreement.

Read more: Entry and Other Tenant’s Rights

Termination of Rental Agreements

When can a tenant terminate a rental agreement?
No Cause; 30 day notice at the conclusion of the lease.

Repairs: If repairs are not made timely pursuant to law, i.e., non-emergency repairs within 14 days of written notice, a tenant may terminate the rental agreement immediately and demand the remainder of the month's rent and security deposit.
NRS 118A.355

Read more: Termination of Rental Agreements

Service of Notice

What does “judicial days” mean?
When you receive a notice for eviction “judicial days” mean days that the court is open. See page 2 for the courts’ schedules (current as of this writing but subject to change by the court) . Example: you are served a 5 day non-payment of rent notice on Monday; the Justice Court for your city is open Monday through Thursday.  The first day is Tuesday, second is Wednesday, third is Thursday, court closed Friday, Saturday, and Sunday so do not count, fourth day is then Monday and fifth day is Tuesday.

Read more: Service of Notice

Non-Payment of Rent

When can a landlord evict you for past due rent?
By law, the landlord must serve most tenants with only a 5-day notice to pay the past due rent or quit (vacate) the premises. This notice may be served at any time after the rent becomes due.
NRS 40.253

If (a) your rent is paid weekly or within a shorter period of time and (b) you have resided on the premises for 45 days or less, [hereafter referred to in this brochure as a "weekly tenant"] then the landlord may elect to serve you with a notice of only four (4) days.

Read more: Non-Payment of Rent

Additional information