Eviction Laws for Landlords in Nevada; Evicting a tenant is never an easy decision for any landlord. In Nevada, the process can be swift but only if you follow the law correctly. Whether you’re dealing with nonpayment of rent, lease violations, or month-to-month tenancy issues, understanding the legal eviction steps in 2025 is crucial to protect your rights and avoid costly mistakes.
Let’s break down Nevada’s eviction laws and walk through what landlords must do — with real examples — to handle an eviction properly and legally in 2025.
Table of Contents
Understanding the Basics: Why Evictions Happen in Nevada
Nevada law allows landlords to evict tenants for several reasons, including:
- Non-payment of rent
- Lease violations
- Nuisance or criminal activity
- Unauthorized occupants or pets
- End of lease or no lease (month-to-month tenancy)
- Refusal to vacate after notice
Each reason has a corresponding notice type and specific legal timeline. Evictions in Nevada are governed under NRS Chapter 40, which outlines every step from notice to lockout.
Step 1: Serve the Correct Eviction Notice
Nevada is a “notice first” state, which means landlords must serve a formal eviction notice before going to court. The type of notice depends on the reason:
1. 7-Day Notice to Pay Rent or Quit
Use this if the tenant hasn’t paid rent. The notice gives the tenant 7 judicial days (excluding weekends and holidays) to pay or move out.
📌 Example: John, a Las Vegas landlord, served his tenant a 7-Day Notice after the tenant missed rent for two months. The tenant didn’t respond. John proceeded to court.
2. 5-Day Notice to Cure or Quit
For lease violations like unauthorized pets, noise complaints, or subletting without permission.
The tenant gets 5 judicial days to fix the issue or vacate.
📌 Example: A Reno landlord discovered his tenant converted the rental into a short-term Airbnb. He served a 5-day notice demanding it stop. The tenant failed to comply.
3. 3-Day Notice for Nuisance or Criminal Activity
This is used for serious violations involving illegal acts or threats to health and safety.
Immediate action is required here, and tenants get only 3 judicial days to leave.
4. 30-Day or 60-Day No Cause Notices
For tenants under a month-to-month agreement, a landlord must give:
- 30 days’ notice if the tenant has been there less than one year
- 60 days’ notice if more than one year
✅ 2025 Update: As of January 1, 2025, Nevada clarified that these notices must now clearly state the intended move-out date and include landlord contact details, per NRS 40.251.
Step 2: Wait for the Tenant’s Response
Once the notice is served, the clock starts ticking. The tenant can:
- Comply (pay rent or cure the violation)
- Vacate voluntarily
- File a Tenant’s Affidavit to contest the eviction
If the tenant files an affidavit, the landlord must file a formal eviction lawsuit in the local Justice Court.
Step 3: File an Eviction Complaint in Court
If the tenant doesn’t leave or respond within the notice period, landlords can file an Unlawful Detainer (Summary Eviction) Complaint with the Justice Court in the property’s jurisdiction.
🔍 Important in 2025: E-filing is mandatory in Clark County and Washoe County. For other counties, paper filings are still accepted, but digital filing is encouraged statewide.
Required documents include:
- Copy of the lease agreement (if applicable)
- Copy of the eviction notice served
- Proof of service (affidavit)
- Filing fees (typically $71–$100 depending on the county)
Step 4: Court Hearing (if the Tenant Contests)
If the tenant contests the eviction, a hearing is scheduled, usually within 7–10 judicial days. Both parties present evidence. The judge can:
- Dismiss the case
- Grant the eviction
- Set a stipulation agreement (e.g., move-out extension or payment plan)
🧑⚖️ Real Case: In March 2025, a Sparks, NV landlord won eviction after proving that their tenant had allowed multiple subtenants and was charging them rent. The court ruled this violated the lease’s occupancy clause.
Step 5: Lockout Order (Writ of Restitution)
If the court grants the eviction, it will issue a Writ of Restitution. This is the final order allowing the Constable or Sheriff to physically remove the tenant.
This typically happens within 24–72 hours after the writ is served.
🚫 Note: Landlords in Nevada cannot change the locks, remove tenant property, or shut off utilities themselves. Only law enforcement can perform the lockout.
Step 6: Handling Tenant’s Belongings After Eviction
Nevada law requires landlords to store left-behind property for 14 days. Tenants may request to retrieve it within that period. Landlords may charge a reasonable storage fee.
If unclaimed after 14 days, the landlord can dispose of the property.
Landlord Pitfalls to Avoid in 2025 Eviction Laws for Landlords in Nevada
Nevada law is very specific. Even a small misstep can cause your eviction to be dismissed. Here are common errors to avoid:
- Incorrect notice type or wording
- Serving the notice improperly (e.g., not delivering by acceptable legal means)
- Filing eviction before notice period ends
- Retaliatory eviction (e.g., trying to evict after tenant files a complaint)
- Discriminatory eviction (violates the Fair Housing Act)
2025 Updates Every Nevada Landlord Should Know
Several key updates apply to landlords this year:
- Digital Notices for E-Agreements
- If you used an electronic lease and your tenant agreed to email communication, notices can be served via email (NRS 40.280 amendment in effect from Feb 2025).
- Eviction Moratorium Exceptions Lifted
- All COVID-era moratorium protections have expired. No more automatic delays for nonpayment.
- Clark County Rental Registry
- Landlords with more than 2 properties in Las Vegas or Henderson must register with the new Rental Property Database. Failure to do so may delay evictions.
- New Mediation Expansion
- Courts may refer contested eviction cases to mandatory mediation, especially involving families, elderly, or disputes over habitability.
Case Study: The Right Way to Evict in 2025
Case: Henderson Landlord vs. Long-Term Tenant
Maya, a landlord in Henderson, had rented her condo to a tenant for over 3 years. By February 2025, the tenant had missed two months of rent and ignored all texts. Maya did the following:
- Served a 7-Day Notice to Pay or Quit via certified mail and door-posting.
- Waited 7 judicial days — no payment or response.
- Filed an eviction complaint online via Clark County Justice Court portal.
- Tenant contested, claiming job loss and needed time.
- Court ordered a 7-day extension with a stipulation.
- Tenant didn’t pay even after extension.
- Judge granted eviction and Writ of Restitution.
- Constable completed lockout legally.
Maya followed every rule. She avoided self-help eviction, stayed professional, and protected herself legally.
Final Thoughts: Professionalism Pays Off
Evictions in Nevada can be efficient, but only when done properly. As a landlord in 2025, you must navigate evolving laws, new digital rules, and increased scrutiny from local agencies.
Never attempt shortcuts — self-help evictions can lead to lawsuits, financial loss, or criminal charges.
If in doubt, consult a local real estate attorney or Nevada’s legal aid resources. The courts offer templates and online guidance. Remember, professionalism and legal compliance not only ensure a clean eviction but also protect your long-term reputation as a responsible landlord.
20 detailed FAQs on Eviction Laws for Landlords in Nevada (2025)
1. How long does the eviction process take in Nevada?
The process can take 7 to 30 days, depending on the type of notice served, whether the tenant contests it, and how quickly the local court schedules hearings.
2. What is the most common reason for eviction in Nevada?
Nonpayment of rent is the most frequent cause. Landlords typically issue a 7-Day Notice to Pay or Quit to start the process.
3. Can I evict a tenant without a lease in Nevada?
Yes, if there’s no written lease, the tenancy is likely month-to-month, and you can serve a 30- or 60-day No Cause Notice, depending on how long the tenant has lived there.
4. Is a 3-day notice legal in Nevada?
Yes, but it’s only for nuisance, illegal activity, or threats to health and safety. It gives the tenant just 3 judicial days to vacate.
5. What is a judicial day in Nevada?
Judicial days exclude weekends and holidays. So a 7-day notice spans roughly 9–11 calendar days.
6. How must eviction notices be served in Nevada?
Notices must be served:
- In person to the tenant,
- By leaving a copy with a person of suitable age at the residence and mailing another copy, or
- By posting on the door and mailing it.
7. Can I email eviction notices in 2025?
Yes, only if the lease explicitly permits email communication and the tenant agreed to electronic notice (as per 2025 changes to NRS 40.280).
8. What happens if the tenant responds to the notice?
If the tenant files a Tenant’s Affidavit, the landlord must file a formal eviction complaint in Justice Court, and a court hearing will be scheduled.
9. Can I evict a tenant during the winter months in Nevada?
Yes. There is no seasonal restriction on evictions in Nevada. Evictions can be pursued year-round.
10. What if the tenant moves out but leaves belongings behind?
You must store abandoned belongings for 14 days and notify the tenant. After that, you may dispose or sell the items following proper legal steps.
11. Can I change the locks or shut off utilities?
No. Self-help evictions are illegal in Nevada. Only the constable or sheriff may carry out the lockout after a court order.
12. What’s a Writ of Restitution?
It’s the final court order allowing the constable to physically evict the tenant. It’s issued after you win the eviction case in court.
13. Can tenants delay eviction by filing for bankruptcy?
Yes, bankruptcy triggers an automatic stay, halting the eviction temporarily. However, landlords may petition the court to lift the stay.
14. What is mediation in Nevada eviction cases?
If a tenant contests an eviction, courts may offer or mandate mediation — especially in Clark and Washoe counties or when involving families or elderly tenants.
15. Do I need an attorney to evict a tenant in Nevada?
No, but it’s highly recommended, especially if the tenant contests the eviction or claims retaliation, discrimination, or habitability issues.
16. Can I evict a tenant for having unauthorized roommates?
Yes. This is considered a lease violation, and you can issue a 5-Day Notice to Cure or Quit.
17. What if the tenant partially pays the rent?
Partial payment may void the 7-day notice, depending on how it’s accepted. You must clearly document terms if accepting partial payment during eviction.
18. What are the new rules for eviction notices in 2025?
Eviction notices must now include:
- Tenant’s name
- Move-out date
- Landlord’s full contact info
Digital service rules were also clarified for electronic leases.
19. Can I evict someone in public housing or Section 8?
Yes, but stricter rules apply. You must notify the housing authority and follow HUD guidelines in addition to Nevada law.
20. Where can I file an eviction in Nevada?
Evictions are filed in the Justice Court of the township where the rental property is located. Many courts now accept online filings in 2025.