Reno is one of two areas that Utopia Management fully services in Nevada. Understanding the laws and regulations around rental property is essential for all parties involved in a rental experience. Landlords, property owners, and tenants must know their legal limitations, protections, and responsibilities regardless of what is included in the lease. The rental laws in Reno largely align with Nevada state laws. Here are some of the most important ordinances to know if you’re considering investing or renting in Reno. The summary below is general information rather than legal advice, and the governing statutes are noted where they apply.
Rent and Security Deposit Limits
In the city of Reno and the state of Nevada, there are no rent control laws. This means landlords have no limitations on rent pricing or rent increases. The rent cannot be raised during a lease term; it may only be altered upon lease renewal unless the lease includes a clause that allows mid-term revisions. The landlord must give at least 45 days’ notice of a rent increase if the lease term is at least 1 month (NRS 118A.300). For terms shorter than a month, only 15 days’ notice is required.
In the event of unpaid rent, late rent fees may be charged as long as they do not exceed 5% of the periodic rent (NRS 118A.210). Tenants have a three-day grace period before a late fee may be imposed, after which the landlord may also issue a notice to pay or quit for the overdue rent.
Security deposits cannot exceed 3 months’ rent and must be returned to the tenant within 30 days after the end of the lease agreement without renewal (NRS 118A.242). Landlords may be liable to pay a monetary penalty — up to twice the amount wrongfully withheld — if the security deposit is not returned on time. Of course, deductions from the security deposit can include cleaning fees, unpaid rent, or repairs for damages that exceed normal wear and tear.
One of the mandatory responsibilities of the landlord is providing a habitable dwelling and making timely repairs to essential amenities. As part of tenant housing rights, if these responsibilities are not met, tenants may lawfully withhold rent until repairs are made/the issue is fixed. Alternatively, tenants may make the repairs themselves and deduct the costs from future rent payments.
Evictions and Lease Termination
A landlord may issue an eviction notice for the following reasons:
- Nonpayment of rent: Once rent is past due, a landlord may deliver a 7-day notice to pay or quit (NRS 40.2512). If the tenant does not vacate or pay the required rent and any late fees within 7 days, an eviction notice may be delivered.
- Lease violation: Any violation of the lease, such as an unauthorized pet or guest, can result in a 5-day notice to cure or quit (NRS 40.2516), in which the tenant must either solve the violation or vacate.
- Illegal activity on the property: Discovery and documentation of any illegal activity, including subleasing in violation of the lease, purposeful property damage, or any other illegal activity can result in a 3-day notice to quit (NRS 40.2514).
For a no-cause termination, month-to-month terms require 30 days’ notice and week-to-week terms require only 7 days’ notice (NRS 40.251). Eviction for discriminatory or retaliation reasons is unlawful.
If a tenant wishes to terminate, or not renew, a lease, they must give notice only for periodic lease terms. Month-to-month leases require 30 days’ notice, and week-to-week leases require 7 days’ notice. Tenants may undergo early lease termination for any of the following reasons:
- Any reason that complies with the early termination clause of the lease
- Uninhabitable unit
- Landlord harassment
- Active military duty
- Domestic violence
- Illness or advanced age
Additional Ordinances
Mandatory Disclosures
Landlords are required to disclose tenants on all of the following:
- Pending foreclosure: Written notice is required if property foreclosure is a possibility at any time during the lease period.
- Lead-based paint: Tenants renting homes built before 1978 must be notified of any known lead-based paint or lead hazards in the building, as required by the federal Lead Disclosure Rule.
- Right to fly the flag: Tenants must be informed that they have right to display the American flag on the property in a reasonable manner.
What Changed Under Assembly Bill 121?
One of the newest responsibilities of the landlord, effective October 1, 2025, involves how rent and fees are presented to tenants. As part of Assembly Bill 121, landlords must observe the following:
- Maximum total periodic rent: base rent plus every mandatory recurring charge must be advertised and stated as a single all-inclusive figure in listings and the lease
- Application fees: any fee collected for credit or background screening must be refunded if the unit is rented to someone else and the screening was not actually performed
- Fee-free payment: at least one method of paying rent must carry no added fee and must not require the tenant to disclose bank account information (a paper check qualifies)
- Online payment charges: only the payment portal’s actual cost may be passed on, and it must be itemized in the lease
Changing Locks
Changing the locks as a form of eviction (a “lock-out”) is forbidden, but there are no other legal regulations concerning lock changing by either party.
Right to Entry
Landlords must provide at least 24 hours’ notice before entry of any occupied property (NRS 118A.330), unless a longer notice time is specified in the lease, or in the case of an emergency.
Frequently Asked Questions
What is the maximum security deposit a landlord can charge in Nevada?
In Nevada, a security deposit cannot exceed 3 months’ rent (NRS 118A.242). It must be returned to the tenant within 30 days after the end of the lease agreement without renewal. If the deposit is not returned on time, the landlord may be liable to pay a monetary penalty of up to twice the amount wrongfully withheld. Deductions can include cleaning fees, unpaid rent, or repairs beyond normal wear and tear.
Is there a grace period before a late fee in Reno?
Yes. Tenants have a three-day grace period before a late fee may be imposed. In Reno and across Nevada, late rent fees may be charged as long as they do not exceed 5% of the periodic rent (NRS 118A.210). After the grace period passes, the landlord may also issue a notice to pay or quit for the overdue rent.
How much notice is required to raise rent or end a lease in Reno?
The landlord must give at least 45 days’ notice of a rent increase if the lease term is at least 1 month (NRS 118A.300); for terms shorter than a month, only 15 days’ notice is required. For a no-cause termination, month-to-month terms require 30 days’ notice and week-to-week terms require only 7 days’ notice.
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