Leasing, Property Management, and Common-Interest Communities
Residential landlord-tenant law
Nevada's residential landlord-tenant statutes govern deposits, habitability, entry, and eviction. A security deposit must be returned, with an itemized accounting of any deductions, within the statutory period after the tenant surrenders possession - commonly tested as 30 days. Landlords must maintain fit premises and give reasonable advance notice (often 24 hours) before non-emergency entry. Self-help evictions - changing locks, shutting off utilities - are prohibited; the remedy is a notice to quit followed by summary eviction through the court.
Managing other people's property
Managing rental property for another person for compensation requires a Nevada real estate license and a written management agreement. Broker trust accounts, careful recordkeeping, and prompt owner distributions are core obligations. Lease terms longer than one year must be written to satisfy the statute of frauds; most Nevada leases use a written form with the required disclosures.
Common-interest communities
Nevada's common-interest ownership law governs HOAs: recorded declaration, bylaws, rules, budgets, reserve studies, open board meetings, and due-process requirements (notice and a hearing) before fines. A resale package must be furnished to a resale buyer, and a late package can trigger a short statutory cancellation right. Nevada grants associations a superpriority lien for a limited number of months of delinquent assessments that survives foreclosure of a first deed of trust; associations must generally mediate before foreclosing. The state maintains an Ombudsman office for common-interest communities.
Worked example: A buyer purchases at a trustee's sale and learns the HOA recorded a superpriority lien. The buyer's title may be subject to roughly nine months of delinquent assessments even though the first lender foreclosed.