RESIDENTIAL LEASE ADDENDUM

BEDBUG DISCLOSURE & TREATMENT PROTOCOL

(NEVADA)

[// GUIDANCE: This Addendum should be attached to and made part of the parties’ written Residential Lease Agreement. Replace all bracketed placeholders before execution.]

I. DOCUMENT HEADER

1. Parties
   This Bedbug Disclosure & Treatment Protocol Addendum (the “Addendum”) is entered into effective as of [EFFECTIVE DATE] (the “Effective Date”) by and between [LANDLORD LEGAL NAME], a [ENTITY TYPE] (“Landlord”), and [TENANT LEGAL NAME] (“Tenant,” and together with Landlord, the “Parties”).

2. Premises
   The real property that is the subject of this Addendum is the dwelling unit located at [STREET ADDRESS, CITY, NV ZIP] (the “Premises”) and is governed by the Residential Lease Agreement dated [LEASE DATE] (the “Lease”).

3. Purpose & Consideration
   Pursuant to Nev. Rev. Stat. § 118A.475 (2023) and other applicable landlord–tenant laws of the State of Nevada (collectively, the “Act”), the Parties desire to:
   a. Disclose all material information regarding bedbug history and treatment of the Premises;
   b. Allocate responsibilities for inspection, treatment, and cost; and
   c. Establish procedures for reporting, remediation, and dispute resolution.

II. DEFINITIONS

For purposes of this Addendum, the following terms shall have the meanings set forth below. Defined terms appear throughout this Addendum with initial capital letters.

1. “Actual Damages” means verifiable out-of-pocket costs incurred by a Party, exclusive of special, consequential, punitive, or exemplary damages.
2. “Bedbug” means Cimex lectularius or any other member of the Cimicidae family that commonly infests human dwellings.
3. “Educational Materials” means the written brochure approved by the Nevada State Department of Agriculture (or its successor agency) describing bedbug identification, prevention, and treatment.
4. “Infestation” means the presence of one or more live or dead Bedbugs, Bedbug eggs, exoskeletons, or fecal matter in any part of the Premises as confirmed by a Licensed Pest Control Professional.
5. “Licensed Pest Control Professional” means a person or entity licensed under Nev. Rev. Stat. ch. 555 to perform commercial pest control services in Nevada.
6. “Treatment” means any method or combination of methods recommended in writing by a Licensed Pest Control Professional to eliminate Bedbugs from the Premises.

III. OPERATIVE PROVISIONS

1. Statutory Disclosures
   a. Landlord hereby certifies that, to Landlord’s actual knowledge, the Premises [HAS ☐ / HAS NOT ☐] been subject to a Bedbug Infestation within the preceding twelve (12) months.
   b. Landlord shall deliver a copy of the Educational Materials to Tenant contemporaneously with execution of this Addendum.
   c. Landlord shall not lease, rent, or otherwise make the Premises available for occupancy if Landlord knows or reasonably should know of an existing Bedbug Infestation.

2. Initial Inspection & Tenant Acknowledgment
   a. Tenant acknowledges receipt of the Educational Materials and represents that Tenant has inspected, or had the opportunity to inspect, the Premises prior to occupancy.
   b. Within forty-eight (48) hours after taking possession, Tenant shall notify Landlord in writing of any suspected Bedbug evidence. Failure to provide such notice shall constitute a rebuttable presumption that no Infestation existed at the commencement of tenancy.

3. Ongoing Notice & Access
   a. Tenant shall promptly (and in no event later than forty-eight (48) hours) notify Landlord in writing upon discovering any condition that may indicate a Bedbug Infestation.
   b. Tenant shall make the Premises available for inspection and Treatment upon at least twenty-four (24) hours’ notice, subject to the emergency access provisions of Nev. Rev. Stat. § 118A.330.

4. Treatment Obligations
   a. Landlord Obligations
   i. Engage a Licensed Pest Control Professional to inspect the Premises within five (5) business days after receiving Tenant’s written notice of suspected Infestation.
   ii. Commence Treatment within five (5) business days after inspection confirms Infestation, and complete Treatment in accordance with professional recommendations.
   iii. Provide Tenant with a written summary of findings and Treatment plan.
   b. Tenant Obligations
   i. Comply with all preparation and post-Treatment instructions issued by the Licensed Pest Control Professional, including temporary vacating of the Premises if required.
   ii. Refrain from moving personal property suspected of harboring Bedbugs into common areas or other units.
   iii. Pay or reimburse costs as allocated in Section III.5 below.

5. Cost Allocation
   a. Landlord shall bear all reasonable costs of inspection and Treatment unless a Licensed Pest Control Professional determines in writing that Tenant, Tenant’s occupants, guests, or invitees introduced the Infestation or materially hindered its eradication.
   b. If Tenant is deemed responsible under Section III.5(a), Tenant shall reimburse Landlord for Actual Damages within thirty (30) days after receiving an itemized invoice.
   c. Each Party shall mitigate its own damages consistent with Nev. Rev. Stat. § 118A.355.

6. Failure to Cooperate
   Tenant’s failure to provide access or comply with Treatment instructions shall constitute a material breach of the Lease and may subject Tenant to eviction proceedings pursuant to Nev. Rev. Stat. § 118A.480. Landlord’s unreasonable delay in commencing Treatment shall constitute a breach of the warranty of habitability under Nev. Rev. Stat. § 118A.290.

IV. REPRESENTATIONS & WARRANTIES

1. Landlord Representations
   a. Landlord has exercised reasonable diligence in inspecting the Premises and has no actual knowledge of any current Infestation except as disclosed herein.
   b. Landlord is duly authorized to execute and perform this Addendum.

2. Tenant Representations
   a. Tenant has received, reviewed, and understands the Educational Materials.
   b. Tenant has not knowingly introduced Bedbugs into the Premises and has taken reasonable measures to ensure that Tenant’s personal property is free of Bedbugs.

3. Survival
   The representations and warranties in this Section IV shall survive the termination or expiration of the Lease for a period of one (1) year.

V. COVENANTS & RESTRICTIONS

1. Tenant shall not (i) sell or dispose of Bedbug-infested property within common areas, (ii) treat the Premises without written consent of Landlord, or (iii) apply over-the-counter pesticides that may interfere with professional Treatment.
2. Landlord shall maintain all common areas in a manner that minimizes risk of Bedbug transfer between units.

VI. DEFAULT & REMEDIES

1. Events of Default
   a. Tenant’s failure to provide notice, access, cooperation, or reimbursement as required herein.
   b. Landlord’s failure to commence or complete Treatment within the time frames specified.

2. Cure Periods
   Written notice of default shall provide a five-day (5-day) cure period unless a different period is mandated by the Act.

3. Remedies
   a. Upon Tenant default, Landlord may seek (i) possession, (ii) Actual Damages, and (iii) attorney’s fees as provided in Nev. Rev. Stat. § 118A.520.
   b. Upon Landlord default, Tenant may (i) withhold rent in proportion to the loss of habitability, (ii) pursue injunctive relief to compel Treatment, and (iii) recover Actual Damages and attorney’s fees.

VII. RISK ALLOCATION

1. Indemnification
   a. Tenant shall indemnify, defend, and hold harmless Landlord from and against Actual Damages arising out of Tenant’s breach of this Addendum or negligent introduction of Bedbugs.
   b. Landlord shall indemnify, defend, and hold harmless Tenant from and against Actual Damages arising out of Landlord’s breach of this Addendum or negligent failure to treat an Infestation.

2. Limitation of Liability
   Except for claims based on gross negligence, willful misconduct, or statutory penalties, each Party’s liability to the other under this Addendum shall be limited to Actual Damages. ALL CONSEQUENTIAL, INCIDENTAL, PUNITIVE, OR EXEMPLARY DAMAGES ARE HEREBY DISCLAIMED TO THE FULLEST EXTENT PERMITTED BY LAW.

3. Insurance
   Landlord shall maintain property insurance that does not exclude Bedbug Treatment; Tenant is encouraged to obtain renter’s insurance that covers personal property loss due to Bedbugs.

4. Force Majeure
   Neither Party shall be liable for delay in performance caused by events beyond its reasonable control (other than Tenant’s failure to provide access).

VIII. DISPUTE RESOLUTION

1. Governing Law
   This Addendum and any dispute arising hereunder shall be governed by the landlord–tenant laws of the State of Nevada.

2. Forum Selection
   The Parties consent to exclusive jurisdiction and venue in the [APPLICABLE COUNTY] Housing Court or other court of competent jurisdiction within the State of Nevada.

3. Arbitration
   Arbitration is expressly excluded; statutory rights to judicial relief are preserved.

4. Jury Trial
   Nothing herein shall be construed as a waiver of any constitutional right to a trial by jury.

5. Injunctive Relief
   Either Party may seek injunctive relief to enforce habitability obligations without posting bond, where permitted by law.

IX. GENERAL PROVISIONS

1. Amendment & Waiver
   No amendment or waiver of any provision of this Addendum shall be effective unless in writing and signed by both Parties.
2. Assignment
   Tenant may not assign this Addendum or the Lease without Landlord’s prior written consent.
3. Successors & Assigns
   This Addendum shall be binding upon and inure to the benefit of the Parties and their respective successors and permitted assigns.
4. Severability
   If any provision is held invalid or unenforceable, the remaining provisions shall remain in full force, and the invalid provision shall be deemed modified to the minimum extent necessary to make it enforceable.
5. Integration
   This Addendum, together with the Lease and any incorporated attachments, constitutes the entire agreement between the Parties regarding Bedbug matters and supersedes all prior or contemporaneous oral or written agreements.
6. Counterparts & Electronic Signatures
   This Addendum may be executed in counterparts, each of which shall be deemed an original, and all of which together constitute one document. Electronic signatures shall be deemed originals for all purposes.

X. EXECUTION BLOCK

IN WITNESS WHEREOF, the Parties have executed this Addendum as of the Effective Date.

[Notary acknowledgment blocks may be added here if required by local practice.]

[// GUIDANCE: Review Nev. Rev. Stat. §§ 118A.290, 118A.330, 118A.355, 118A.475, and 118A.480 for statutory cross-checks before finalizing. Confirm county-specific housing court designation for forum selection. Attach current Educational Materials brochure to the executed Addendum.]