Nevada Leasing &
Property Management
Compliance

Consider the lifecycle of a single tenancy. At move-in, trust funds are deposited within one business day. Entry notices are given with 24 hours' advance notice throughout the tenancy. When a lease violation occurs, a five-judicial-day cure notice is served. When rent is unpaid, a seven-judicial-day pay or quit notice is served. When the tenancy approaches expiration, a rent increase notice is issued at 45 days if rent is being adjusted, and a 30-day termination notice is issued if the tenancy is ending. When the tenant vacates, the security deposit disposition is completed within 30 days. If personal property is left behind, the 30-day reclaim process is initiated. All records are retained for five years, and the trust account is reconciled monthly throughout.

This is property management as Strata practices it — structured, deadline-driven, documented, and compliant at every stage.

• Full legal description and property address
• Owner's name, contact information, and ownership entity if applicable
• Scope of services delegated to Strata
• Management fee structure and disbursement schedule
• Maintenance authorization limits and reserve requirements
• Owner notification thresholds for repairs, lease terms, and tenant actions
• Term of the agreement and termination provisions
• Signatures of all authorized parties

Unless expressly authorized in writing, agents and staff may not: execute leases exceeding the term authorized in the PMA; approve repairs above the authorized spending limit; initiate or settle legal proceedings on behalf of the owner; accept deed, title, or ownership interests in any managed property; or commingle trust funds with brokerage operating funds.

Strata agents and staff will not execute any owner instruction that violates federal law, Nevada statutes, local ordinances, or fair housing requirements — regardless of the owner's insistence or the financial consequences. Illegal instructions must be escalated to the Broker immediately.

• Act in the owner's best financial interest within the bounds of the law
• Disclose all material facts affecting the property and tenancy
• Maintain confidentiality of owner financial information
• Avoid conflicts of interest or self-dealing
• Account accurately for all funds received and disbursed

NRS Chapter 118A is the primary statute governing residential tenancies in Nevada. Key areas governed:

• Lease formation and required disclosures
• Security deposit limits and accounting requirements
• Landlord entry rights and notice obligations
• Habitability and maintenance standards
• Notice procedures for rent, lease violations, and termination
• Tenant remedies for landlord non-compliance
• Prohibitions on retaliatory evictions
• Domestic violence tenant protections

• Fair Housing Act (FHA) — prohibits discrimination based on race, color, national origin, religion, sex, familial status, and disability
• Servicemembers Civil Relief Act (SCRA) — protects active-duty military members with respect to lease termination and eviction
• Lead-Based Paint Disclosure (42 U.S.C. §4852d) — required for properties built before 1978
• Violence Against Women Act (VAWA) — housing protections for victims of domestic violence in federally assisted housing

Minimum habitability requirements include: functional plumbing and hot and cold running water; functional heating and cooling systems appropriate to the climate; weatherproofing and waterproofing; proper sanitation; working electrical systems; structural integrity; working smoke detectors and carbon monoxide detectors.

Commercial leases in Nevada are not governed by NRS Chapter 118A. Commercial tenancies operate under contract law, and the terms of the lease generally control. Key differences: no statutory security deposit limit; no statutory habitability requirement; no 7-day pay or quit notice requirement; self-help eviction may be permitted by contract — consult the Broker and legal counsel before proceeding.

• Full names of all tenants 18 years of age and older
• Property address and unit number
• Lease term — start date and end date or month-to-month designation
• Monthly rent amount and due date
• Grace period if any, and late fee amount and trigger date
• Security deposit amount and applicable pet deposits
• Names and number of authorized occupants
• Utilities responsibility — landlord-paid and tenant-paid, each specified individually
• Entry notice requirements (24 hours, per NRS 118A.330)
• Pet policy and applicable addenda
• Lead-based paint disclosure for pre-1978 properties
• Mold disclosure per NRS 118A.200
• Designated agent and Broker contact information

All approved pets documented in a signed Pet Addendum prior to the pet's entry. Must include: species, breed, weight, name, and age; pet deposit amount; monthly pet rent if applicable; tenant liability for pet damage; owner's right to revoke pet approval for nuisance or lease violations.

For all properties within a homeowners association, the HOA Addendum must: identify the association and management company; reference the CC&Rs and Rules & Regulations provided to the tenant; state that HOA violations constitute a lease violation; and identify the party responsible for HOA registration at move-in (Strata standard: agent completes this at move-in).

Strata accepts electronic signatures on leases and addenda through Buildium's integrated e-signature platform. Electronic leases are legally enforceable in Nevada under NRS Chapter 719. All executed e-signature documents must be stored as static PDFs in the property file. Signature timestamp and IP address must be captured and stored.

• Rent Due: 1st of the month
• Courtesy Period: 1st through 4th — no late fee assessed
• Late Fee Triggers: 5th of the month
• Notice Issued: 5th of the month if rent is unpaid
• Pay or Quit Issued: After 7 judicial days from notice, if unpaid

Accepted payment channels: Buildium online tenant portal (preferred); electronic ACH or bank transfer; cashier's check or money order payable to Strata Real Estate & Leasing Trust Account. Personal checks may be accepted at the Broker's discretion. Cash payments are not accepted under any circumstances.

Partial payments may be accepted at the Broker's discretion prior to the issuance of a Pay Rent or Quit notice. Once a Pay Rent or Quit notice has been served, partial payments must not be accepted without written authorization from the Broker. Accepting a partial payment after serving a notice may waive the notice and require re-service.

When rent remains unpaid after the contractual late fee trigger date, Strata issues a Pay Rent or Quit notice. Nevada law provides a seven-judicial-day cure period from the date of service. Notice requirements: must state the exact amount owed including rent and any permitted fees; must specify the deadline for payment; must include Strata's contact information for payment; must be served in a manner compliant with NRS 40.280.

• Notice served on tenant (7 judicial days for nonpayment; varies for other grounds)
• If tenant fails to comply, eviction attorney files with the Justice Court
• Court issues a summons; tenant has an opportunity to contest
• If no contest or tenant fails to appear, lockout order is issued
• Constable executes the lockout

Strata coordinates with the Broker-approved eviction attorney for all filings. Agents do not file on their own.

Under NRS 118A.242, the maximum security deposit for a residential tenancy in Nevada is three months' rent. This limit applies to the total of all deposits collected, including pet deposits, except for deposits on furnished units. Collecting deposits in excess of the statutory maximum is a violation of NRS 118A.242. Assistance animal deposits may not be collected.

Upon termination of the tenancy and delivery of possession, Strata must return the security deposit or provide a written itemized statement of deductions within 30 days. The disposition package must include: written statement itemizing all deductions by category; copies of receipts or invoices for repair costs claimed; balance of the deposit returned via check if applicable; and documentation of forwarding address or notation that the letter was sent to last known address.

• Complete loss of heat when outdoor temperature is below 55°F
• Complete loss of air conditioning when outdoor temperature is above 95°F
• Water intrusion, active flooding, or broken water lines
• Sewage backup or loss of sanitation
• Gas leak — requires immediate call to the gas utility and evacuation
• Loss of all electrical power
• Fire damage — ensure safety first, call fire department
• Non-functional locks or broken entry doors compromising security
• Smoke or carbon monoxide detector malfunction

Mold discovered at any property must be treated as a priority matter. Upon report of mold: inspect and document within 24 hours; identify and repair the moisture source; engage a licensed mold remediation company if growth is substantive; notify the owner immediately; provide tenant with required written disclosure if applicable.

Nevada law requires functioning smoke detectors and carbon monoxide detectors in all residential units. Strata's protocol: test all detectors at move-in and document in the move-in checklist; replace batteries at the start of each new tenancy; respond to any report of detector failure within 24 hours; do not allow any tenancy to continue in a unit with non-functional required detectors.

Federal (Fair Housing Act): Race, Color, National Origin, Religion, Sex, Familial Status, Disability

Nevada Additional (NRS Chapter 118): Ancestry, Sexual Orientation, Gender Identity or Expression

• Minimum income threshold — typically 3x monthly rent in gross verified income
• Credit score minimum and review of credit history
• Rental history — prior evictions, lease violations, or unpaid balances
• Criminal background check — per Strata's criminal history policy (no blanket exclusion)
• Employment verification

All criteria applied consistently to every applicant for the same property without exception or deviation.

Assistance animals — including service animals and emotional support animals — are not pets and are not subject to pet deposits, pet fees, or breed or weight restrictions. Strata's procedure: tenant submits written request with supporting documentation if disability and need are not apparent; Strata reviews within 10 business days; Strata may request verification from a licensed health professional if the disability or need is not obvious; all requests and responses are documented in Buildium.

A tenant who is a victim of domestic violence, sexual assault, or stalking may terminate a lease without standard penalty by providing written notice and supporting documentation within the statutory window. Key provisions: the tenant may terminate with 30 days' notice after a qualifying incident; documentation required: police report, court order, or written statement from a qualified third party; the protection window is 90 days from the most recent qualifying incident; Strata must maintain strict confidentiality of all documentation received.

The Servicemembers Civil Relief Act provides federal protections to active-duty military personnel, including the right to terminate a residential lease early upon receiving orders for a permanent change of station or deployment of 90 days or more. SCRA termination: tenant provides written notice and a copy of military orders; lease terminates 30 days after the next rent due date following notice; no early termination penalty may be assessed.

Tenants with disabilities have the right to request: reasonable accommodations — changes in rules, policies, or services to enable equal enjoyment of the property; and reasonable modifications — physical changes to the unit or common areas (tenant-funded in most cases). Strata's response obligation: review all requests in good faith and respond in writing within 10 business days. Denials require a legitimate, non-discriminatory reason.

All documentation, requests, and records related to tenant disabilities, domestic violence, medical conditions, or protected status are confidential. These records are accessible only to Strata staff with a direct need and the Broker. They are never shared with owners, other tenants, vendors, or the public.

Must be completed for every new tenancy. Requirements: document the condition of every room, appliance, surface, and system; completed by the Strata agent in the presence of the tenant when possible; signed by the tenant acknowledging the documented conditions; photographed — all four walls of each room, kitchen appliances, bathrooms, and all notable conditions; uploaded to Buildium and linked to the lease record.

Must be conducted by a Strata agent within 24 hours of tenant vacating and returning keys. Protocol: bring move-in condition report and move-in photographs for direct comparison; document all conditions with photographs using the same room-by-room format used at move-in; note all damage, cleanliness concerns, and missing items; note items that are normal wear and tear and will not be charged.

All move-out documentation — inspection reports, photographs, invoices, disposition letters, and forwarding address correspondence — must be retained in Buildium for a minimum of five years from lease termination.

• 90 Days Before: Conduct rental market analysis; review owner's goals
• 75 Days Before: Present renewal recommendation to owner in writing
• 60 Days Before: Send renewal offer to tenant in writing
• 45 Days Before: Follow up with tenant if no response; issue rent increase notice if applicable
• 30 Days Before: If tenant is not renewing, initiate marketing and move-out procedures immediately

A rent increase notice must include: tenant name and property address; current rent amount; new rent amount; effective date of the increase (at least 45 days from notice date); and Strata's signature and date.

Delivery methods that create a verifiable record: hand delivery with signature confirmation; first-class mail with certificate of mailing; certified mail with return receipt; or email if the lease authorizes email as a valid notice method.

• Confirm receipt in Buildium with the notice date
• Notify the tenant in writing within 24 hours with the violation description and cure deadline
• Follow up to confirm cure with the tenant and the HOA
• Document resolution and notify the owner
• If the violation is not cured, issue a lease cure or quit notice as applicable

HOA fines assessed against the property due to tenant violations are the tenant's responsibility under Strata's standard lease and HOA Addendum. Strata passes fines through to the tenant with documentation and pursues collection through the lease enforcement process if unpaid.

Buildium is Strata's primary property management platform and the system of record for: all lease and tenant records; rent rolls and payment histories; maintenance requests, work orders, and vendor invoices; owner statements and disbursements; communication logs and notices; trust account reconciliations; move-in and move-out reports and photographs; and security deposit records.

No property record is considered complete unless it exists in Buildium. Agents may use email, text, or phone for communications but must log all material communications in Buildium within 24 hours.

Access to Buildium is limited to authorized Strata staff and agents. Agents must use individual login credentials — shared accounts are not permitted. Upon agent separation from Strata, Buildium access is revoked the same business day.

• Rent is past due
• The tenant has not been seen or contacted for an extended period
• Personal property has been removed or the unit appears unoccupied
• Utilities have been disconnected by the tenant
• Mail is accumulating without pickup

Strata agents must evaluate the totality of circumstances and consult the Broker before declaring abandonment.

• Dwelling coverage at replacement cost value
• General liability coverage — minimum $300,000 per occurrence
• Loss of rental income coverage
• Coverage for natural disaster perils applicable to the Las Vegas area

Strata must be named as an additional interested party on the owner's policy. Coverage is verified at management agreement execution and annually thereafter.

Strata's standard lease requires tenants to maintain renter's insurance with a minimum of $100,000 in personal liability coverage. Tenants must provide a current certificate of insurance at move-in and upon each annual renewal. Move-in keys are not released until proof of renter's insurance is on file.

No personal property left behind by a departing or evicted tenant is discarded, donated, destroyed, or otherwise disposed of without Strata following the procedures required by NRS 118A.460. The apparent worthlessness of the property does not change this obligation.

• Step 1 — Inventory and Photography: Complete a written inventory of every item found before any item is moved or touched. Photograph the entire unit and every item. Timestamps on all photographs. Upload to Buildium immediately.
• Step 2 — Written Notice: Send written notice to the former tenant at their last known address — including the rental unit address and any forwarding address. Notice must describe the property, state the storage address, and specify the date by which the tenant must reclaim (minimum 30 days from notice date). Send by first-class mail; retain certificate of mailing.
• Step 3 — Storage: Store the property in a reasonably secure location during the 30-day notice period. Track storage costs for recovery from the former tenant.
• Step 4 — Reclaim or Disposition: If the former tenant reclaims within 30 days, obtain a signed release confirming return of all inventoried items. If no contact within 30 days, dispose of in a commercially reasonable manner. Document the disposition in Buildium.

• The Broker is notified the same business day
• The owner is notified by the Broker or the agent under the Broker's direction
• The notification, source, date and time received are documented in Buildium
• No access to the unit is granted to any family member, friend, or other party until authority to access is legally established and confirmed
• Legal counsel is contacted for guidance if there is any uncertainty about the appropriate next steps

The death of a tenant does not automatically transfer any right to access the rental unit to family members or friends. The following persons may have legal authority to access the unit: a court-appointed personal representative (executor or administrator) whose authority is evidenced by Letters Testamentary or Letters of Administration; a surviving joint tenant or co-tenant named on the lease; a person designated under Nevada's small estate procedure under NRS Chapter 146.

A family member who presents themselves as next of kin does not have authority to access the unit or remove property solely by virtue of that relationship. Strata does not release access based on relationship claims alone.

• Security Deposit — refundable; maximum three months' rent under NRS 118A.242; belongs to the tenant until the tenancy terminates; must be maintained in trust throughout the tenancy
• Prorated Rent — when move-in date falls other than the 1st; held in trust until the applicable rental period; calculated by dividing monthly rent by days in the month × days remaining
• First Month's Rent — held in trust until the rental period it covers begins; earned rent may be disbursed to the owner per disbursement schedule
• Key Deposits — refundable deposit for keys, garage remotes, gate cards, and other access devices; held in trust in same manner as security deposits
• Pet Deposits — refundable; part of total security deposit for statutory maximum purposes; may not cause total deposits to exceed three months' rent
• Administrative Fee — $100 per tenancy; non-refundable; income to the brokerage upon receipt; may be deposited to operating account

All refundable funds — security deposits, key deposits, pet deposits, and advance rent — must be deposited into Strata's trust account within one business day of receipt. Cash is never accepted. Personal checks are not accepted for move-in funds due to the risk of return after possession has been delivered. Wire transfers require advance bank confirmation before keys are released.

• Water and Sewer: For single-family homes and most individual units — tenant establishes service in their own name with LVVWD, Henderson Water District, or North Las Vegas utility
• Electricity: For single-family homes and most individual units — tenant establishes service with NV Energy effective on the lease start date
• Gas: Where applicable — tenant establishes service with Southwest Gas Corporation
• Trash Collection: For single-family homes — tenant typically establishes service with Republic Services; for multi-unit — often arranged through HOA or owner on a property-wide basis
• Cable and Internet: Tenant's responsibility in virtually all Strata-managed residential tenancies

Strata obtains a current copy of all applicable governing documents for every HOA-located property before marketing begins — CC&Rs, bylaws, Rules and Regulations, architectural review guidelines, pool rules, pet policies, and parking regulations. These documents are retained in the Buildium property record and provided to the tenant at move-in.

When an HOA issues a violation notice, Strata receives and logs the notice in Buildium, notifies the tenant in writing within 24 hours, provides the tenant with the specific violation described, and establishes a cure deadline consistent with the HOA's requirements. HOA fines assessed against the property as a result of the tenant's failure to cure are charged to the tenant's account under the HOA Addendum and pursued through the normal rent collection process if unpaid.

• Plumbing Failures — burst pipes, failed water heaters, sewage backups: same-hour dispatch; tenant directed to shut off main water supply valve
• HVAC Failures — above 95°F or below 55°F: same-day emergency dispatch; owner notified within two hours; interim accommodations considered if not restored same day
• Water Leaks and Intrusion — immediate priority maintenance; photographs before and after remediation uploaded to Buildium

• Tenant Personal Property — fire, theft, vandalism, water damage from plumbing failures, certain weather events
• Personal Liability — $100,000–$300,000 coverage for claims arising from bodily injury or property damage caused by the tenant or household member
• Loss of Use — pays for additional living expenses when a covered event makes the rental property temporarily uninhabitable

Before marketing any vacancy, a full inventory is completed listing every item — front door keys, back door keys, deadbolt keys, mailbox keys, garage door remotes, gate remotes, pool keys or cards, HOA access fobs, laundry room keys, and storage unit keys. The number of copies of each item is documented. The complete inventory is entered into Buildium and maintained as a standing record for the property throughout the management engagement.

The Key Receipt is executed at move-in specifying every item provided — type, quantity, description, and replacement cost. Tenant signs the Key Receipt confirming receipt of every listed item. The signed Key Receipt is uploaded to Buildium the same day as the move-in.

At move-out, the agent confirms the return against the Key Receipt. Every returned item is checked off and the tenant's signature is obtained confirming the items returned. If any items are not returned, the replacement cost is documented and deducted from the security deposit. If the tenant disputes the number of items issued, the signed Key Receipt is the controlling document.

• Refrigerator: exterior, interior, ice maker if present, water dispenser if present — brand, model, and any identifying features noted
• Range and Oven: all burner grates, drip pans, oven interior, broiler — stovetop surface, oven interior, and oven door photographed
• Dishwasher: run through a cycle at move-in to confirm functionality — interior, door seal, filter, and spray arms documented
• Washer and Dryer (if included): presence, condition, and functionality documented; both units confirmed operating through a full cycle
• Window Coverings: every window covering documented — type, condition, and any existing damage; broken slats, missing cords, and damaged hardware photographed
• Ceiling Fans: tested at move-in to confirm all speed settings functional and all blades present and in good condition

• Household Pets — animals kept primarily for companionship, not trained to perform a specific disability-related task; subject to owner approval and pet policies; subject to pet deposits and pet rent
• Service Animals — animals individually trained to perform a specific task for a person with a disability; protected under ADA and Fair Housing Act; not pets; not subject to pet fees, pet deposits, or breed or weight restrictions; agents may ask only two questions: Is this a service animal required because of a disability? What work or task has the dog been trained to perform?
• Emotional Support Animals (ESA) — animals that provide emotional support to a person with a mental or emotional disability through presence and companionship; not required to be trained to perform a specific task; protected under Fair Housing Act as a reasonable accommodation; not subject to pet deposits, pet rent, breed restrictions, or weight restrictions

• Tenant submits written request with supporting documentation if disability and need are not apparent
• Strata reviews the request within 10 business days
• Strata may request documentation from a reliable third party — such as a licensed mental health professional — confirming disability and disability-related benefit
• Strata provides written response — approval or denial with explanation
• All requests, documentation, and responses documented in Buildium as confidential information
• All assistance animal accommodation decisions require Broker review before a response is communicated to the applicant or tenant

• Rent Collection — establishing payment method, receiving and recording payments, assessing late fees, handling NSF events, pursuing collection through legal channels
• Maintenance and Habitability — all maintenance and repairs including emergency response; must maintain property in habitable condition at all times per NRS 118A.290
• Entry Notices — must provide at least 24 hours' written notice before entering for any non-emergency purpose per NRS 118A.330
• Lease Enforcement — all violation notices, cure deadlines, and eviction decisions; Nevada's eviction procedures under NRS Chapter 40 must be followed precisely
• Security Deposit Accounting — return or itemize within 30 days of tenant vacating and surrendering possession per NRS 118A.242
• Abandoned Personal Property — must comply with NRS 118A.460 — inventory, notice, 30-day reclaim period, commercially reasonable disposition
• Lease Renewals and Rent Increases — tracking expiration dates, 45-day rent increase notices per NRS 118A.300, renewal documentation
• HOA Compliance — ensuring ongoing tenant HOA compliance, responding to violation notices, paying fines assessed against the property

• Rental market analysis and pricing recommendations
• Advertising and marketing — MLS, Buildium syndication network, Zillow, Realtor.com, Apartments.com, and Strata website
• Showing coordination — same-business-day inquiry response; identity verification before entry; showing log maintained in Buildium
• Tenant applications and screening — all adult occupants required to apply; Broker reviews all approval decisions before they are communicated to applicants
• Fair housing compliant applicant processing — uniform criteria applied; adverse action notices issued to all denied applicants
• Lease preparation and execution — GLVAR Residential Lease Agreement — Owner Managed or Broker-approved form; all terms reviewed with owner before lease is sent to approved applicant
• Collection of move-in funds when authorized — deposited into Strata's trust account within one business day of receipt
• Move-in documentation and possession delivery — move-in condition report, photographs, key receipt, utility confirmation, and welcome packet delivered

These services conclude upon delivery of possession to the tenant. Unless the owner subsequently executes a separate Property Management Agreement with Strata, no ongoing management services of any kind are provided by the brokerage after the move-in is complete.

The Owner Acknowledgment is the document through which the owner confirms their understanding that Strata is providing leasing services only and that all ongoing management responsibilities remain with the owner after possession is delivered. The Owner Acknowledgment must be executed before the leasing engagement begins and retained in the transaction file.

The Owner Acknowledgment confirms the following in writing:

• Leasing Services Only — services include marketing, showing coordination, applicant screening, lease preparation, and move-in coordination only
• No Ongoing Property Management — rent collection, maintenance coordination, lease enforcement, tenant communications, and financial reporting are not included
• Assumption of Landlord Obligations — owner assumes sole responsibility for all obligations of a residential landlord under Nevada law following the delivery of possession
• NRS Chapter 118A Compliance — owner's responsibility throughout the tenancy regardless of Strata's initial involvement
• Owner's current contact information for all post-possession tenant communications