Overview
Nevada's security deposit laws are governed by NRS Chapter 118A. While Nevada allows one of the higher deposit limits in the country (up to three months' rent), the state provides clear rules for how deposits must be handled, returned, and accounted for.
This guide covers everything landlords and tenants need to know about security deposits in Nevada.
Deposit Limits
Nevada law sets the following security deposit limits:
- Maximum deposit: 3 months' rent, regardless of whether the unit is furnished or unfurnished
- There is no separate pet deposit limit specified in the statute, but pet deposits are generally included within the three-month maximum
Landlords may also charge a nonrefundable cleaning fee in addition to the security deposit, but this must be clearly identified as nonrefundable in the rental agreement.
cite: Nev. Rev. Stat. § 118A.242
Allowable Deductions
Landlords may only deduct from the security deposit for the following reasons:
- Unpaid rent: Any rent owed at the time of move-out
- Damage beyond normal wear and tear: Repairs for tenant-caused damage that exceeds ordinary wear
- Cleaning: Costs to restore the unit to the same level of cleanliness as at move-in
- Lease violations: Costs arising from breaches of the rental agreement, such as early termination fees if specified in the lease
What Constitutes Normal Wear and Tear?
Normal wear and tear includes:
- Minor scuffs or marks on walls
- Small nail holes from hanging pictures
- Worn carpet from regular foot traffic
- Faded paint from sunlight exposure
Damage beyond normal wear and tear includes:
- Large holes in walls
- Stained, burned, or torn carpet
- Broken windows, doors, or fixtures
- Damage from unauthorized pets
Return Timeline
Landlords must return the security deposit within 30 days of the tenant vacating the unit. The return must include:
- The remaining deposit amount (if any deductions were made)
- An itemized written statement listing each deduction and the amount
If the landlord fails to return the deposit or provide the itemized statement within 30 days, the tenant may recover the full deposit amount. The landlord loses the right to make any claims against the deposit for damages.
cite: Nev. Rev. Stat. § 118A.242
Pre-Move-Out Inspection
Nevada requires landlords to provide tenants with a move-in inspection checklist documenting the condition of the unit at the start of the tenancy. This checklist serves as the baseline for determining damage at move-out. While Nevada does not mandate a formal pre-move-out inspection by statute, the move-in checklist provides critical evidence for both parties in the event of a deposit dispute.
Tenants should keep a copy of the signed move-in checklist and document the condition of the unit at move-out with photographs or video.
Dispute Resolution
If a tenant believes their deposit was wrongfully withheld, they can:
- Send a demand letter to the landlord requesting the return of the deposit
- File a claim in Small Claims Court (up to $10,000 in Nevada)
- File a complaint with the Nevada Real Estate Division if the property is managed by a licensed property management company
If the landlord wrongfully fails to return the deposit, the court may award the tenant the full deposit amount. In cases of willful noncompliance, the court may also award additional damages.