What do Nevada landlord tenant laws say about repairs, entry and deposits?

Nevada chapter 118A notice clocks and the deposit cap, with sources

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What repairs is a landlord responsible for in Nevada?

NRS 118A.290(1), read on 2026-10-29, puts the standing duty on the landlord in one line: “The landlord shall at all times during the tenancy maintain the dwelling unit in a habitable condition.” (Nevada Revised Statutes 118A.290)

NRS 118A.290(1) then lists what a unit is not habitable if it substantially lacks, from waterproofing and plumbing to heat and wiring; item (i) reads “(i) Ventilating, air-conditioning and other facilities and appliances, including elevators, maintained in good repair if supplied or required to be supplied by the landlord.” (Nevada Revised Statutes 118A.290)

Under 118A.290(4), except as otherwise provided in subsection 5, the landlord shall not require a tenant to pay any fee or other charge for work the landlord has a duty under subsection 1 to perform, including a fee or other charge to cover the costs of any deductible or copayment under a policy of insurance for home protection or service contract. Section 118A.290(5) lets the landlord charge for a condition caused by the tenant's own deliberate or negligent act or omission.

Under 118A.290(2), the landlord and tenant may agree that the tenant is to perform specified repairs, maintenance tasks and minor remodeling only if the agreement is entered into in good faith and does not diminish the landlord's obligations to other tenants.

When a plumbing, heating, cooling or wiring repair in a Nevada rental needs a contractor, a property manager can post the job on InstaBids and get written bids.

How long does a landlord have to make repairs in Nevada?

Chapter 118A runs the habitability clock from the tenant's written notice, and 118A.355(1), read on 2026-10-29, gives 14 days after receipt of it: “Except as otherwise provided in this chapter, if a landlord fails to maintain a dwelling unit in a habitable condition as required by this chapter, the tenant shall deliver a written notice to the landlord specifying each failure by the landlord to maintain the dwelling unit in a habitable condition and requesting that the landlord remedy the failures. If a failure is remediable and the landlord adequately remedies the failure or uses his or her best efforts to remedy the failure within 14 days after receipt of the notice, the tenant may not proceed under this section.” (Nevada Revised Statutes 118A.355)

For heat, air-conditioning, running water, hot water, electricity, gas or a functioning door lock the landlord is required to supply, 118A.380(1) is shorter when the landlord willfully or negligently fails to supply it and the premises become unfit for habitation: 48 hours, except a Saturday, Sunday or legal holiday, after the tenant's written notice is received.

Under 118A.355(2)(b), a tenant who gave the written notice may not proceed under that section when the landlord's inability to remedy within the 14 days is due to the tenant's refusal to allow lawful access to the dwelling unit.

Once a tenant's written notice about a broken heater, water heater or lock comes in, a property manager can post that repair on InstaBids and compare written bids side by side.

How much notice does a landlord have to give before entering in Nevada?

NRS 118A.330(3), read on 2026-10-29, sets 24 hours: “Except in case of emergency, the landlord shall give the tenant at least 24 hours’ notice of intent to enter and may enter only at reasonable times during normal business hours unless the tenant expressly consents to shorter notice or to entry during nonbusiness hours with respect to the particular entry.” (Nevada Revised Statutes 118A.330)

Under 118A.330(1), a tenant shall not unreasonably withhold consent for the landlord peaceably to enter to inspect the premises or make necessary or agreed repairs, with the 24 hours' notice of 118A.330(3) still in place.

Section 118A.330(2) reads: the landlord may enter the dwelling unit without consent of the tenant in case of emergency.

For a repair inside an occupied unit, a property manager can describe the job on InstaBids and pick a contractor from written bids before arranging entry with the tenant.

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

NRS 118A.242(4), read on 2026-10-29, gives 30 days after the termination of the tenancy for both the accounting and the remainder: “The landlord shall provide the tenant with an itemized, written accounting of the disposition of the security deposit or surety bond, or a combination thereof, and return any remaining portion of the security deposit to the tenant no later than 30 days after the termination of the tenancy by handing it to the tenant personally at the place where the rent is paid, or by mailing it to the tenant at the tenant’s present address or, if that address is unknown, at the tenant’s last known address.” (Nevada Revised Statutes 118A.242)

The cap sits in 118A.242(1): “The landlord may not demand or receive a security deposit or a surety bond, or a combination thereof, including the last month’s rent, whose total amount or value exceeds 3 months’ periodic rent.” (Nevada Revised Statutes 118A.242)

For move-out cleaning, painting and repairs before a unit turns over, a property manager can post the job on InstaBids with photos and get written bids on the same scope.

Who pays for pest control in a rental in Nevada?

NRS 118A.290(1)(g), read on 2026-10-29, names pests in the list of what a unit is not habitable if it substantially lacks: “(g) Building, grounds, appurtenances and all other areas under the landlord’s control at the time of the commencement of the tenancy in every part clean, sanitary and reasonably free from all accumulations of debris, filth, rubbish, garbage, rodents, insects and vermin.” (Nevada Revised Statutes 118A.290) The item speaks of areas under the landlord's control at the time of the commencement of the tenancy; chapter 118A names no separate pest-control payer.

Where the work is part of the landlord's duty under 118A.290(1), 118A.290(4) says the landlord shall not require a tenant to pay any fee or other charge for it, except as otherwise provided in subsection 5; 118A.290(5) covers a condition caused by the tenant's own deliberate or negligent act or omission.

For pest treatment in a rental or its common areas, a property manager can describe the problem on InstaBids, add photos and compare written bids from pest control contractors.

When can a tenant end a lease over repairs in Nevada?

After the 14 days of 118A.355(1), read on 2026-10-29, the first listed option is ending the agreement: “If the landlord fails to remedy a material failure to maintain the dwelling unit in a habitable condition or to make a reasonable effort to do so within the prescribed time, the tenant may: (a) Terminate the rental agreement immediately.” (Nevada Revised Statutes 118A.355)

Under 118A.355(2)(a), the tenant may not proceed, and so may not terminate the rental agreement immediately, for a material failure caused by the tenant's own deliberate or negligent act or omission or that of a member of the household or another person on the premises with the tenant's consent.

For a roof leak, plumbing failure or other repair a tenant has raised in writing, a property manager can post the job on InstaBids and get several written bids to compare.

When can a tenant withhold rent over repairs in Nevada?

Rent withholding is item (d) of the 118A.355(1) sentence read on 2026-10-29: if the landlord fails to remedy a material failure to maintain the dwelling unit in a habitable condition or to make a reasonable effort to do so within the prescribed time, the tenant may withhold any rent that becomes due without incurring late fees, charges for notice or any other charge or fee authorized by chapter 118A or the rental agreement until the landlord has remedied, or has attempted in good faith to remedy, the failure. Under 118A.355(5), the tenant has no defense to an eviction under that paragraph unless the tenant has deposited the withheld rent into an escrow account under that subsection.

When a landlord required to supply an essential item or service willfully or negligently fails to, and the 48 hours after the tenant's written notice pass, 118A.380(1)(c) lets the tenant withhold rent: “(c) Withhold any rent that becomes due during the landlord’s noncompliance without incurring late fees, charges for notice or any other charge or fee authorized by this chapter or the rental agreement, until the landlord has attempted in good faith to restore the essential items or services; or” (Nevada Revised Statutes 118A.380) Under 118A.380(2), a tenant who proceeds under that section may not proceed under 118A.350 and 118A.360 as to that breach.

For a habitability repair such as a failed water heater or a waterproofing problem, a property manager can post the work on InstaBids and see written bids on one scope.

Who does Nevada landlord tenant law cover?

NRS 118A.180(1), read on 2026-10-29, sets the reach, subject to the list in 118A.180(2): “Except as otherwise provided in subsection 2, this chapter applies to, regulates and determines rights, obligations and remedies under a rental agreement, wherever made, for a dwelling unit or premises located within this State.” (Nevada Revised Statutes 118A.180)

Subsection 2 of 118A.180 then lists what chapter 118A does not apply to, a condominium unit owner and a hotel or motel stay under 30 consecutive days among them: “This chapter does not apply to: (a) A rental agreement subject to the provisions of chapter 118B of NRS; (b) Low-rent housing programs operated by public housing authorities and established pursuant to the United States Housing Act of 1937, 42 U.S.C. §§ 1437 et seq.; (c) Residence in an institution, public or private, incident to detention or the provision of medical, geriatric, educational, counseling, religious or similar service; (d) Occupancy under a contract of sale of a dwelling unit or the property of which it is a part, if the occupant is the purchaser or his or her successor in interest; (e) Occupancy by a member of a fraternal or social organization in the portion of a structure operated for the benefit of the organization; (f) Occupancy in a hotel or motel for less than 30 consecutive days unless the occupant clearly manifests an intent to remain for a longer continuous period; (g) Occupancy by an employee of a landlord whose right to occupancy is solely conditional upon employment in or about the premises; (h) Occupancy by an owner of a condominium unit or by a holder of a proprietary lease in a cooperative apartment;” (Nevada Revised Statutes 118A.180)

Items (i) to (k) of 118A.180(2) add premises used primarily for agricultural purposes, occupancy by a person guilty of a forcible entry or forcible detainer, and occupancy by the seller under an agreement for the purchase and sale of the dwelling unit, which chapter 118A does not apply to either.

For upkeep on the apartments, houses or other rental units a property manager runs, any home repair job can be posted on InstaBids to get written bids from contractors.

Nevada chapter 118A rules a property manager works to

What to put in a written repair scope for a Nevada rental

• The failure in plain words, with photos, named as the item the dwelling unit substantially lacks under 118A.290(1), the section that says the landlord shall maintain the dwelling unit in a habitable condition; for air-conditioning, whether it is supplied or required to be supplied by the landlord and maintained in good repair (118A.290(1)(i)).
• The visit window: at least 24 hours' notice of intent to enter at reasonable times during normal business hours (118A.330(3)), except in case of emergency.
• The date the landlord received the tenant's written notice, since the 14 days of 118A.355(1) run after receipt of the notice.
• For heat, water, electricity, gas or a door lock the landlord is required to supply, the hour the written notice was received, since 118A.380(1) counts 48 hours, except a Saturday, Sunday or legal holiday, when the landlord willfully or negligently fails to supply it.
• Whether the condition was caused by the tenant's own deliberate or negligent act or omission, since 118A.290(5) lets the landlord charge for that work.

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Calling contractors one by one, or one written scope?

When the 14 days of 118A.355(1) run from the tenant's written notice, each call to a contractor starts the description again. With one written scope that names the 118A.290(1) item the unit substantially lacks, you describe it once, contractors bid in writing on that scope, and you choose who gets your number.

Property managers can post a rental job on InstaBids today.

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Sources

• Nevada Revised Statutes 118A.330, read 2026-10-29: www.leg.state.nv.us