Anna RozalskaVerified · Sourced to Nevada Revised Statutes · 2026
Nevada Property Management Laws
Six statutes every Northern Nevada landlord and property owner should understand — each sourced directly to the Nevada Revised Statutes. No generic advice. No speculation.
This page summarizes Nevada law for informational purposes only. It is not legal advice. Consult a Nevada-licensed attorney for your specific situation.
6 statutes — what they mean in plain language
Property Management Permit
Separate from a real estate license — required to manage for third parties
A Nevada real estate licensee must hold a separate property management permit to manage residential rental properties on behalf of owners. A standard real estate salesperson or broker license alone does not authorize property management.
Why this matters: Always verify a property manager holds both a real estate license AND a property management permit. Many agents in Nevada hold only one.
Written Agreement Per Owner
Every owner-manager relationship requires a written contract
Nevada law requires a written property management agreement for every owner. The agreement must specify scope of services, fee structure, authority limits, and termination terms. Verbal agreements are not legally sufficient.
Why this matters: If a property manager cannot show you their written management agreement template before you sign, that is a red flag.
Two Separate Trust Accounts
Rent and security deposits must be held in separate accounts — commingling is prohibited
Nevada property managers must maintain two separate trust accounts: one for rental income and one for security deposits. Both must be kept separate from the property manager's own operating funds. Commingling any of these funds is a violation.
Why this matters: This is one of the most commonly violated rules in property management. Ask your property manager to confirm which bank holds each account.
Security Deposit Return — 30 Days
Landlords have 30 days to return a deposit or provide itemized deductions
Nevada landlords must return a security deposit within 30 days of the tenancy ending (or 30 days after receiving the tenant's forwarding address, if later). If deductions are made, an itemized written statement must accompany the partial or withheld return. Normal wear and tear may not be deducted.
Why this matters: Failure to comply can expose a landlord to liability for double the withheld amount plus attorney fees under NRS 118A.242.
Abandoned Tenant Property — 30-Day Hold
Property left behind by a tenant must be held for 30 days with written notice
When a tenant vacates and leaves personal property, Nevada law requires the landlord or property manager to hold that property for a minimum of 30 days and provide written notice to the tenant's last known address before disposal. An exception applies only for items posing an immediate health or safety hazard.
Why this matters: Anna's estate finds service operates within this framework — no items from managed properties are made available until the 30-day hold period has passed and written notice has been given.
Eviction Notice Periods
Specific notice periods required by reason — improper service invalidates the eviction
Nevada requires: 7-day notice for nonpayment of rent, 3-day notice for lease violations, 30-day notice for no-cause termination of a month-to-month tenancy. Notices must be served per NRS 40.280 — personal service or posting + mailing. Improper service can void the entire eviction process.
Why this matters: Nevada eviction law is procedurally strict. An error in notice timing or service method forces you to restart the process from the beginning.
Anna Rozalska
Licensed property manager — all 6 statutes in practice
Anna holds a Nevada property management permit (NRS 645.6052) separate from her real estate license. She maintains two separate trust accounts per NRS 645.310. Every owner she works with signs a written management agreement per NRS 645.6056. Her estate finds service operates within the 30-day hold requirement of NRS 118A.460.
Property management services →Compliance checklist
Nevada property management law — common questions
Does a property manager in Nevada need a separate license?
Yes. NRS 645.6052 requires a separate property management permit beyond a standard real estate license. An agent cannot legally manage rental properties for third-party owners without this specific permit. Always verify a property manager holds both credentials.
How long does a Nevada landlord have to return a security deposit?
30 days from the end of tenancy (or 30 days after receiving the tenant's forwarding address, if later) per NRS 118A.242. If deductions are made, an itemized written statement is required. Failure to comply can result in liability for double the withheld amount.
What happens to property a tenant leaves behind in Nevada?
NRS 118A.460 requires a 30-day hold and written notice to the tenant's last known address before disposal. Items posing an immediate health or safety hazard may be removed sooner. No abandoned property may be sold or given away during the hold period.
How many trust accounts does a Nevada property manager need?
Two — one for rental income and one for security deposits per NRS 645.310, NAC 645.655, and NAC 645.806. Both must be kept separate from the property manager's operating accounts. Commingling is a licensing violation.
Need a licensed property manager in Northern Nevada?
Anna holds all required Nevada permits and manages across all 7 markets. (775) 287-0185.