RESIDENTIAL LEASE ADDENDUM

Pest Control Disclosure & Allocation (Nevada)

[// GUIDANCE: Insert this Addendum immediately after the main lease body and before any signature blocks, or incorporate by reference in the lease index. This document amends and supplements the Residential Lease (“Base Lease”).]

Document Metadata

• Governing Law: Nevada landlord-tenant law
• Forum Selection: Exclusive jurisdiction in the state housing court having venue over the Premises
• Arbitration: Excluded (no pre-dispute arbitration agreement)
• Jury Waiver: None (parties retain constitutional right to jury trial)
• Injunctive Relief: Preserved for habitability-related remedies
• Indemnification: Responsibility allocation, per Section 7.1
• Liability Cap: Actual damages only, per Section 7.2

TABLE OF CONTENTS

1. Definitions
2. Incorporation into Lease; Term
3. Landlord Obligations
4. Tenant Obligations
5. Pest Treatment Procedures
6. Cost Allocation
7. Risk Allocation
8. Default; Remedies
9. Dispute Resolution
10. General Provisions
11. Execution Block

1. DEFINITIONS

For purposes of this Addendum, capitalized terms have the meanings set forth below. Terms otherwise capitalized but not defined herein have the meanings assigned in the Base Lease.

“Addendum” means this Pest Control Disclosure & Allocation Addendum.

“Base Lease” means that certain Residential Lease dated [BASE LEASE DATE] between Landlord and Tenant for the Premises.

“Landlord” means [LANDLORD LEGAL NAME], its successors and assigns.

“Pest” means any insect, rodent, vermin, or other organism commonly considered a household pest, including without limitation ants, cockroaches, fleas, termites, bedbugs, mice, and rats.

“Pest Incident Report” has the meaning given in Section 4.2.

“Premises” means the residential dwelling located at [PROPERTY ADDRESS] and any appurtenant areas exclusively or jointly used by Tenant.

“Tenant” means [TENANT LEGAL NAME], and any Authorized Occupants under the Base Lease.

2. INCORPORATION INTO LEASE; TERM

2.1 Incorporation. This Addendum is hereby incorporated into and made part of the Base Lease as of the Effective Date defined below.

2.2 Precedence. If any provision of this Addendum conflicts with the Base Lease, the provisions of this Addendum control with respect to Pest control matters.

2.3 Effective Date; Coterminous Term. This Addendum is effective as of [EFFECTIVE DATE] (“Effective Date”) and remains in effect for the term of the Base Lease, including any renewal or extension.

3. LANDLORD OBLIGATIONS

3.1 Habitability. Landlord shall maintain the Premises in a condition fit for human habitation, including keeping all common areas reasonably clean and free from infestations, pursuant to Nev. Rev. Stat. § 118A.290(1)(b).

3.2 Initial Inspection; Disclosure. Prior to Tenant’s occupancy, Landlord (or a licensed pest control operator engaged by Landlord) shall inspect the Premises and, if requested by Tenant, provide written confirmation that no active Pest infestation exists as of the Commencement Date.

3.3 Routine Treatments. Landlord shall schedule and pay for routine, preventative Pest treatments for common areas at intervals consistent with industry standards, currently no less than [INSERT FREQUENCY, e.g., quarterly].

3.4 Notice of Entry. Except in an emergency, Landlord will give Tenant not less than twenty-four (24) hours’ prior written notice before entering the Premises for Pest inspection or treatment, in accordance with Nev. Rev. Stat. § 118A.330.

4. TENANT OBLIGATIONS

4.1 Sanitation; Prevention. Tenant shall keep the Premises in a clean and sanitary condition, store food in sealed containers, and dispose of garbage promptly to avoid attracting Pests.

4.2 Reporting. Tenant shall provide Landlord with a written report (a “Pest Incident Report”) of any sighting, evidence, or suspicion of Pest activity within forty-eight (48) hours of discovery.

4.3 Cooperation. Tenant shall reasonably cooperate with any inspection or treatment, including: (a) granting access; (b) temporarily relocating personal property; (c) laundering or bagging linens; and (d) vacating the Premises during treatment if so directed by the licensed pest control operator.

4.4 Prohibited Conduct. Tenant shall not: (a) apply over-the-counter pesticides beyond topical sprays; (b) bring onto the Premises any furniture or personal effects known or reasonably suspected to be infested; or (c) interfere with Pest monitoring devices installed by Landlord.

5. PEST TREATMENT PROCEDURES

5.1 Licensed Professionals. All chemical treatments must be performed by a pest control operator licensed under applicable Nevada regulations.

5.2 Treatment Plan. Upon confirmation of an infestation, Landlord shall provide Tenant with a written treatment plan specifying: (a) scope and schedule of treatments; (b) required Tenant preparations; (c) any temporary relocation; and (d) anticipated completion date.

5.3 Re-Inspection. Within [NUMBER] days after completion of a treatment cycle, Landlord shall conduct a follow-up inspection to confirm eradication. Additional treatments shall be scheduled as necessary until eradication is achieved.

5.4 Documentation. Landlord shall retain treatment records for not less than three (3) years and make them available to Tenant upon request.

6. COST ALLOCATION

6.1 Landlord Responsibility. Landlord shall bear all costs of inspection, monitoring, and treatment, except as provided in Section 6.2.

6.2 Tenant Responsibility. Tenant is responsible for:
(a) Costs resulting from an infestation caused by Tenant’s negligence, willful misconduct, or breach of Section 4;
(b) Costs incurred due to Tenant’s failure to prepare the Premises as instructed by the licensed operator; and
(c) Incremental costs attributable to the replacement or repair of Tenant’s personal property.

6.3 Determination of Fault. If the cause of infestation is disputed, the parties shall obtain a written determination from a mutually acceptable licensed pest control professional. Costs shall be allocated in accordance with such determination.

[// GUIDANCE: Consider inserting a cap or alternative dispute mechanism for apportionment if you anticipate frequent disputes.]

7. RISK ALLOCATION

7.1 Indemnification. Each party (“Indemnifying Party”) shall indemnify, defend, and hold harmless the other party and its agents from and against all claims, losses, and expenses (including reasonable attorney fees) arising out of or relating to: (a) the Indemnifying Party’s breach of this Addendum; or (b) the negligence or willful misconduct of the Indemnifying Party or its occupants, invitees, or contractors.

7.2 Limitation of Liability. Except for (i) a party’s gross negligence or willful misconduct, or (ii) obligations expressly required by statute, neither party shall be liable to the other for any consequential, punitive, or special damages. Liability under this Addendum is limited to actual, direct damages proven.

7.3 Insurance. Tenant is encouraged, and Landlord is entitled to require, that Tenant maintain renter’s insurance covering loss or damage to personal property resulting from Pest infestation.

8. DEFAULT; REMEDIES

8.1 Tenant Default. Failure by Tenant to perform Sections 4.1 through 4.4 or to pay amounts due under Section 6 constitutes a material default under the Base Lease.

8.2 Notice; Cure. Landlord shall provide written notice of default specifying the breach and afford Tenant not less than five (5) calendar days to cure, unless an imminent threat to health or safety requires more immediate action.

8.3 Remedies. Upon uncured default, Landlord may exercise any right or remedy available under the Base Lease or Nevada law, including but not limited to seeking:
(a) Reimbursement of costs;
(b) Injunctive relief to compel compliance;
(c) Termination of tenancy; and
(d) Recovery of attorney fees as provided in the Base Lease.

8.4 Landlord Default. If Landlord fails to fulfill its obligations under Sections 3 or 5, Tenant may pursue remedies available under Nev. Rev. Stat. §§ 118A.355–.390, including injunctive relief, reporting to local health authorities, or, where legally permitted, repair-and-deduct procedures.

9. DISPUTE RESOLUTION

9.1 Governing Law. This Addendum and all disputes arising hereunder are governed by the laws of the State of Nevada, without regard to its conflict-of-laws principles.

9.2 Forum Selection. The parties submit to the exclusive jurisdiction of the housing court (or its functional equivalent) having venue over the Premises.

9.3 Arbitration. No provision of this Addendum shall be construed to require or permit mandatory arbitration of any dispute.

9.4 Jury Trial. Nothing herein constitutes a waiver of any party’s right to a jury trial under the Nevada Constitution. Any voluntary jury waiver must be set forth in a separately-signed writing.

9.5 Equitable Relief. Either party may seek temporary, preliminary, or permanent injunctive relief to enforce habitability-related obligations or to prevent irreparable harm, without posting bond unless required by statute or court order.

10. GENERAL PROVISIONS

10.1 Amendments. No amendment or modification of this Addendum is valid unless in a writing signed by both parties.

10.2 Assignment. Tenant may not assign this Addendum or sublet any portion of the Premises without Landlord’s prior written consent, except as required by law.

10.3 Integration. This Addendum, together with the Base Lease and any other written addenda, constitutes the entire agreement between the parties with respect to Pest control matters.

10.4 Severability. If any provision of this Addendum is held invalid, the remaining provisions remain in full force and effect, and the court shall reform the invalid provision to the maximum extent permissible.

10.5 Counterparts; Electronic Signatures. This Addendum may be executed in counterparts, each of which is deemed an original. Electronic signatures and PDF copies are deemed originals for all purposes.

11. EXECUTION BLOCK

IN WITNESS WHEREOF, the parties hereto have executed this Pest Control Disclosure & Allocation Addendum as of the Effective Date.

[// GUIDANCE:
1. Confirm authority of signatory if Landlord is an entity.
2. Notarization is not generally required for residential lease addenda in Nevada, but may be added here for evidentiary purposes if desired.
3. Retain a fully-executed copy with the tenant file for at least the statutory retention period.]