Nevada Security Deposit Rules

Nevada Security Deposit Rules

What you may hold, what you may keep, and the 30-day deadline that decides it

Nevada’s deposit rules sit in NRS 118A.242. They are short, specific and unforgiving of missed deadlines — the penalty for returning a deposit late is not a fine, it is the deposit itself and potentially a second one on top.

The Cap Includes Last Month’s Rent

A landlord may not demand or receive a security deposit — including any surety bond, and including last month’s rent — totalling more than three months’ periodic rent (NRS 118A.242(1)).

The phrase most owners miss is “including last month’s rent”. Collecting first month, last month and a deposit equal to two months’ rent is four months in total, and that is over the cap. A pet deposit counts as well: NRS 118A.240 defines “security” broadly, excluding only an option-to-purchase payment and a surety bond premium.

30 Days, an Itemized Accounting, and the Balance

Within 30 days of the tenancy ending, the landlord must provide an itemized written accounting of how the deposit was applied and return whatever remains (NRS 118A.242(4)). Both, not one or the other. It goes to the tenant personally where rent was paid, or by mail to their present address, or to the last known address if the present one is unknown.

What May Actually Be Deducted

Three things, and nothing else (NRS 118A.242(4)):

• Amounts reasonably necessary to remedy a default in rent.
• Repair of damage other than normal wear from ordinary use.
• Reasonable costs of cleaning.

“Normal wear” is where most disputes live, and it is a factual question decided on evidence. That evidence is the move-in condition record — which is why NRS 118A.200(3)(k) requires a signed inventory and condition record in the first place. See move-in and move-out inspections for where the line usually falls.

The Penalty Is Up to Twice the Deposit

If the landlord fails to return the deposit or provide the accounting within 30 days, they are liable for damages equal to the entire deposit, plus a further amount fixed by the court of not more than the entire deposit again (NRS 118A.242(6)). In setting that second figure the court weighs the landlord’s good faith, the course of conduct between the parties, and the harm caused (NRS 118A.242(7)).

Put plainly: on a $3,000 deposit, missing the deadline can cost up to $6,000 — and the tenant does not have to prove the deductions were wrong, only that the deadline was missed.

Almost Nothing May Be Called Non-Refundable

Only a non-refundable charge for cleaning, in a reasonable amount, may be characterized as non-refundable (NRS 118A.242(8)). A “non-refundable pet fee”, a “non-refundable administration fee” or a “non-refundable redecorating fee” does not become non-refundable because the lease says so.

Surety Bonds Are the Tenant’s Option, Not the Landlord’s

A tenant may buy a surety bond in place of some or all of the deposit, but only if the landlord consents (NRS 118A.242(2)). A landlord is not obliged to accept one — and equally may not require one instead of a deposit (NRS 118A.242(3)).

Receipts Are on Request

A signed written receipt for a deposit or other payment must be given on the tenant’s request (NRS 118A.250). It is frequently written up as automatic. It is not.

How to Not Lose This

• Document condition at move-in with dated photographs and a signed inventory record. Without it, every deduction is contestable.
• Diarise the 30-day deadline the day the tenancy ends, not the day you get round to the property.
• Itemise properly — “cleaning and repairs, $700” is not an itemized accounting.
• Send the accounting and the balance together, to the correct address.
• Add up first month, last month, deposit and any pet deposit before you collect, and check it against three months’ rent.

This is one of the reasons owners hand the work over. Our inspection process exists to produce the evidence a deposit accounting has to be built from, and property management vs. self-managing sets out the rest of the compliance load honestly.

More on Nevada’s rules for owners: the Nevada landlord-tenant law guide, lease requirements, and late fees and rent payment rules.

Statutory references on this page were read from the official chapter text at leg.state.nv.us and verified on 24 August 2026. Nevada’s Legislature meets in odd-numbered years; the next regular session is 2027, so figures here can change after that. This is general information for Nevada rental owners and residents — it is not legal advice. For a specific situation, consult a Nevada attorney.