Rental Property Rules in Reno, NV: What Residents Actually Need to Know

If you live in Reno or are thinking about moving there, rental property rules are one of those things you probably won't think about until they affect you directly. Reno has 5 specific rules on the books covering different aspects of rental property rules, and some of them might surprise you.

Security Deposit Rules

Reno landlords follow Nevada NRS 118A.242, which caps residential security deposits at three months of periodic rent and requires return within thirty days of tenant move-out, with itemized deductions in writing for any withheld amounts.

Key details: Deposit cap: Three months of rent. Return deadline: Thirty days after move-out. Itemized deductions: Required in writing. Statute: NRS 118A.242.

Charging a deposit above three months rent, hiding non-refundable fees, missing the thirty-day return deadline, or failing to itemize deductions can trigger small-claims liability and statutory damages on top of the original deposit.

Source-of-Income Discrimination

Reno landlords cannot refuse a tenant solely because rent will be paid through a Section 8 voucher, Social Security, veterans benefits, or other lawful income source, since Nevada AB 218 (2021) added source of income to the state fair-housing protected classes.

Key details: State law: NV AB 218 (2021). Vouchers covered: Yes, Housing Choice. Enforcement: NERC and HUD. Income test: Must apply uniformly.

Refusing to accept Section 8 vouchers, advertising no-voucher rentals, applying tougher screening standards to voucher holders, or steering voucher tenants to specific units can all expose landlords to NERC and federal HUD complaints.

Rent Control

Nevada preempts local rent control; Reno cannot cap rents. NRS 118A governs landlord-tenant, requiring 45-day written notice for month-to-month rent increases but no cap on the amount.

Key details: Local Rent Control: Not permitted in NV. Law: NRS 118A. Notice: 45 days month-to-month. Security Deposit: Max 3 months rent. Just Cause: Not required.

Improper notice of rent increase: tenant can refuse increase and continue paying prior amount for notice period. Eviction without proper notice: dismissed by court.

The rules around rent control in Reno lean permissive, but that does not mean anything goes.

Just Cause Eviction

Reno follows Nevada state landlord-tenant law under NRS 118A. Nevada does not require just cause for eviction of month-to-month tenants; landlords may terminate tenancies with proper written notice. No local just cause ordinance exists in Reno.

Key details: State Law: NRS 118A landlord-tenant. Just Cause: Not required in Nevada. Month-to-Month Notice: 30 days (60 if senior/disabled). Nonpayment Notice: 7-day pay-or-quit. Court: Reno Justice Court.

Illegal lockouts or utility shutoffs: tenant may recover actual damages plus statutory damages equal to rent. Retaliatory eviction: dismissal of eviction plus damages.

The rules around just cause eviction in Reno lean permissive, but that does not mean anything goes.

Rental Registration

Reno does not operate a general rental registration or annual licensing program for long-term residential rentals. Short-term rentals (under 30 days) require a separate STR permit under Reno Municipal Code Title 4. Standard business licenses may apply to landlords operating multiple units as a business.

Key details: Long-Term Registry: Not required. STR Permit: Required for under-30-day rentals. Business License: RMC Title 4 for rental businesses. Inspections: Complaint-based. Habitability: NRS 118A standards apply.

Operating an unlicensed short-term rental: fines up to $1,000 per day plus permit revocation. Operating a rental business without a city business license: fines and back-license fees.

If you are coming from a city with tighter rules, you will find Reno gives residents more flexibility on rental registration.

The Bottom Line

Compared to many U.S. cities, Reno gives residents more room on rental property rules. 3 of the 5 rules here are rated permissive. But permissive does not mean unregulated. There are still requirements, and the city does enforce them when violations are reported.

These rules come from Reno's publicly available municipal code. For complete penalty schedules, exemption details, and answers to common questions, see the individual ordinance pages throughout this guide.