Clauses that may violate state law
Habitability — Pest Control Responsibility
Lease shifts all pest control responsibility to tenant after 14 days, which violates landlord's duty to maintain habitable premises under NRS 118A.290.
From your lease
"After 14 days of occupancy, tenant assumes full responsibility for pest control within the unit, regardless of cause or origin of infestation."
Maintain the dwelling in a habitable condition, including addressing pest issues caused by building conditions or pre-existing infestations.
Refuse to accept full pest responsibility. Document unit condition at move-in. Report pest issues in writing to create a paper trail.
Request modification: 'Tenant is responsible only for pest issues directly caused by tenant actions. Landlord remains responsible for building-wide or pre-existing issues.'
From your lease
"If tenant fails to provide thirty (30) days' written notice before vacating, the entire security deposit shall be forfeited to the landlord."
Return your security deposit within 30 days of move-out, with an itemized list of any deductions. Deductions are limited to what state law allows, such as unpaid rent and damage beyond normal wear and tear, and in many states reasonable cleaning. Cannot forfeit or keep the entire deposit as a penalty, including for failure to give notice.
A clause that forfeits your whole deposit as a penalty is generally unenforceable. A landlord can deduct only for losses the law allows, such as unpaid rent or damage beyond normal wear and tear, never keep the deposit as punishment. If your notice was short, they may be able to charge rent you actually owe for that time, but not the rest of the deposit. Ask for an itemized list and challenge any attempt to keep your full deposit.
Strike the forfeiture clause. Deductions must be limited to unpaid rent, damage beyond normal wear and tear, and reasonable cleaning costs, itemized in writing within 30 days (NRS 118A.242).
Non-violation statute checks for Nevada
Security deposit of $1,300 is within the Nevada limit of 3 months' rent ($4,212).
$1,300 <= $4,212 (3 x $1,404)
The 30-day deposit return timeline matches Nevada's requirement.
30 days = 30 day limit
A 5% late fee after a 3-day grace period is the most NRS 118A.210 allows, so this clause is lawful as written.
5% of $1,404 = $70.20
The 3-day grace period meets Nevada's minimum requirement.
3 days >= 3 day minimum
The 24-hour entry notice meets Nevada's minimum requirement.
24 hours = 24 hour minimum
The lease specifies 60 days' written notice for rent increases, matching Nevada's requirement.
60 days = 60 day minimum
No habitability waiver clause found. Tenant's right to habitable conditions is preserved.
No retaliation waiver clause detected. Tenant is protected from retaliatory actions.
No illegal lockout provisions found in the lease.
The 30-day termination notice matches Nevada's requirement for month-to-month tenancies.
30 days = 30 day requirement
The early termination fee of 2 months' rent is within typical reasonable limits.
Lease does not restrict tenant's statutory right to repair and deduct.
Property built after 1978 — lead paint disclosure not required.
No mold disclosure found in the lease. Nevada does not mandate mold disclosure but it is recommended.
Bed bug disclosure was provided as part of the lease package.
Lease acknowledges tenant's right to request a move-out inspection before vacating.
Monthly Rent
$1,439
Move-In Cost
$3,304
Lease Term
12 months
Lease Status
Active
Deposits Held
$1,600
Rent Due
1st of month
Notice Required
30 days
Issues Found
2 issues
This lease raises serious concerns. We found 2 clauses that appear to conflict with NV state law. These aren't just unfavorable terms — they may be unenforceable or illegal. You have leverage to push back on these before signing.
Law conflicts found:
2 items conflict with Nevada law
Review these clauses with management before signing.
Address 2 clauses that conflict with Nevada law
Negotiate removal or revision before signing.
Request 3 missing required documents
Nevada law requires landlords to provide specific disclosures before signing.
Ask questions about anything unclear
No question is too small — get every detail in writing before signing.
Confirm all required documents received
Lead disclosures, move-in checklists, HOA rules, and other state-required forms.
Complete a move-in inspection
Take timestamped photos of every room, appliance, and existing damage.
Get verbal promises in writing
Any agreements should be added as a signed lease addendum.
Keep copies of everything
Signed lease, receipts, disclosures, and all written communications.
Generated by Honestkey™ • September 21, 2026
Property: 123 Main St, Reno, NV 89506
State: NV
This lease is for a property in NV from September 1, 2026 to August 31, 2027.
Monthly payment is $1,439.00 ($1,404.00 rent + $35.00 in fees), due on the 1st of each month.
Our analysis found 2 issues that may need your attention.
Top Concern: Security deposit forfeiture clause is unenforceable under NRS 118A.242; pest-control responsibility is unlawfully shifted to the tenant.
Monthly Total
$1,439.00
Base rent: $1,404.00 + fees: $35.00
Due on the 1st
Security Deposit
$1,300.00
Total deposits: $1,600.00
Lease Term
August 31, 2027
From September 1, 2026
Move-Out Notice
30 days
Required before moving out
Utilities Included
Water, Trash
Your Responsibilities
Property Management Responsibilities
Total Due at Move-In
Amount to bring when signing lease
$3,339.00
| Item | Amount | Type |
|---|---|---|
| First Month's Rent | $1,404.00 | Due at move-in |
| + Pet Rent | $35.00 | Recurring |
| First Month Payment | $1,439.00 | |
| Security Deposit | $1,300.00 | Refundable |
| Pet Deposit | $300.00 | Refundable |
| Pet Fee | $250.00 | Non-refundable |
| Application Fee | $50.00 | Non-refundable |
| Total Move-In Cost | $3,339.00 |
First Month's Rent
$1,404.00
Due at move-in
+ Pet Rent
$35.00
Recurring
First Month Payment
$1,439.00
Security Deposit
$1,300.00
Refundable
Pet Deposit
$300.00
Refundable
Pet Fee
$250.00
Non-refundable
Application Fee
$50.00
Non-refundable
$1,600.00 of your move-in cost is refundable at lease end (deposits + prepaid rent).
Your Monthly Payment
$1,439.00
Due on the 1st of each month
Late Payment Policy
Late Fee: $70.20
Late fee applies on the 4th day after due date
"5% of monthly rent"
Pest Control Responsibility Shift
pest
Reference: NRS 118A.290
How to Fix:
Request modification: 'Tenant is responsible only for pest issues directly caused by tenant actions. Landlord remains responsible for building-wide or pre-existing issues.'
Security Deposit — Unlawful Forfeiture
deposit
Reference: NRS 118A.242 (Security Deposits)
How to Fix:
Strike the forfeiture clause. Deductions must be limited to unpaid rent, damage beyond normal wear and tear, and reasonable cleaning costs, itemized in writing within 30 days (NRS 118A.242).
Pest Control Responsibility
ViolationNRS 118A.290
Lease shifts all pest control responsibility to tenant after 14 days, which may violate habitability requirements.
Lease shifts all pest control responsibility to tenant after 14 days, which violates landlord's duty to maintain habitable premises under NRS 118A.290.
"After 14 days of occupancy, tenant assumes full responsibility for pest control within the unit, regardless of cause or origin of infestation."
Security Deposit — Unlawful Forfeiture
HighNRS 118A.242 (Security Deposits)
"If tenant fails to provide thirty (30) days' written notice before vacating, the entire security deposit shall be forfeited to the landlord."
Security Deposit Limit
CompliantNRS 118A.242
Security deposit of $1,300 is within the Nevada limit of 3 months' rent ($4,212).
$1,300 <= $4,212 (3 x $1,404)
Deposit Return Timeline
CompliantNRS 118A.242
The 30-day deposit return timeline matches Nevada's requirement.
30 days = 30 day limit
Late Fee Limit
CompliantNRS 118A.210 (Late Fees)
A 5% late fee after a 3-day grace period is the most NRS 118A.210 allows, so this clause is lawful as written.
5% of $1,404 = $70.20
Grace Period
CompliantNRS 118A.210 (Late Fees)
The 3-day grace period meets Nevada's minimum requirement.
3 days >= 3 day minimum
Entry Notice Requirements
CompliantNRS 118A.330
The 24-hour entry notice meets Nevada's minimum requirement.
24 hours = 24 hour minimum
Rent Increase Notice
CompliantNRS 118A.300
The lease specifies 60 days' written notice for rent increases, matching Nevada's requirement.
60 days = 60 day minimum
Habitability Rights
CompliantNRS 118A.290
No habitability waiver clause found. Tenant's right to habitable conditions is preserved.
Retaliation Protection
CompliantNRS 118A.510
No retaliation waiver clause detected. Tenant is protected from retaliatory actions.
Illegal Lockout Clause
CompliantNRS 118A.480
No illegal lockout provisions found in the lease.
Lease Termination Notice
CompliantNRS 118A.300
The 30-day termination notice matches Nevada's requirement for month-to-month tenancies.
30 days = 30 day requirement
Early Termination Fee
CompliantNRS 118A.300
The early termination fee of 2 months' rent is within typical reasonable limits.
Repair & Deduct Rights
CompliantNRS 118A.360
Lease does not restrict tenant's statutory right to repair and deduct.
Lead Paint Disclosure
No State Requirement42 U.S.C. § 4852d
Property built after 1978 — lead paint disclosure not required.
Mold Disclosure
Needs ReviewNo mold disclosure found in the lease. Nevada does not mandate mold disclosure but it is recommended.
Bed Bug Disclosure
CompliantNRS 118A.215
Bed bug disclosure was provided as part of the lease package.
Move-Out Inspection Rights
CompliantNRS 118A.242
Lease acknowledges tenant's right to request a move-out inspection before vacating.
September 1, 2026
lease start
12-month lease term starts
October 1, 2026
rent due
$1,404 due on the 1st
July 1, 2027
notice deadline
Deadline to notify landlord if not renewing
August 31, 2027
lease end
Move-out date — schedule final walkthrough
This summary is for informational purposes only and is not legal advice.
Generated by Honestkey™ • Protect your rights as a tenant