RESIDENTIAL LEASE AGREEMENT
(State of Nevada)
[// GUIDANCE: This template is drafted for use with residential, non-luxury premises located in the State of Nevada. Carefully review all bracketed placeholders and strategic guidance comments before finalizing for any specific transaction.]
TABLE OF CONTENTS
- Document Header
- Definitions
- Operative Provisions
- Representations & Warranties
- Covenants & Restrictions
- Default & Remedies
- Risk Allocation
- Dispute Resolution
- General Provisions
- Execution Block
- Exhibits & Schedules
1. DOCUMENT HEADER
Residential Lease Agreement (this “Agreement”) made and entered into as of [EFFECTIVE DATE] (the “Effective Date”) by and between:
• [LANDLORD LEGAL NAME], a [STATE] [ENTITY TYPE / “individual”] with its principal address at [LANDLORD ADDRESS] (“Landlord”); and
• [TENANT LEGAL NAME], [individual / entity type] residing at [ TENANT CURRENT ADDRESS ] (“Tenant,” and together with Landlord, each a “Party” and, collectively, the “Parties”).
Recitals
A. Landlord is the fee simple owner or authorized lessor of the residential real property commonly known as [PREMISES ADDRESS], including all buildings, improvements, appurtenances, and fixtures thereon (collectively, the “Premises”).
B. Tenant desires to lease the Premises from Landlord, and Landlord is willing to lease the Premises to Tenant, on the terms and subject to the conditions set forth herein.
NOW, THEREFORE, in consideration of the mutual covenants and agreements contained herein, and other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the Parties agree as follows:
2. DEFINITIONS
For purposes of this Agreement, the following capitalized terms have the meanings set forth below. Terms defined in the singular include the plural and vice-versa.
“Applicable Law” – all federal, state, county, and municipal statutes, ordinances, regulations, and judicial or administrative orders governing residential tenancies in Nevada, including without limitation Nevada Revised Statutes (“NRS”) Chapter 118A, as each may be amended from time to time.
“Business Day” – any day other than Saturday, Sunday, or a state or federal legal holiday in Nevada.
“Common Areas” – all portions of the Premises or the associated development designated by Landlord for the non-exclusive use of tenants and invitees.
“Default Rate” – the lesser of (a) [X] % per annum or (b) the maximum rate permitted under Applicable Law.
“Lease Term” – the period commencing on [TERM START DATE] (“Commencement Date”) and expiring on [TERM END DATE] (“Expiration Date”), unless sooner terminated or extended in accordance with this Agreement.
“Rent” – collectively, Base Rent, Additional Rent, and any and all other sums payable by Tenant hereunder.
“Security Deposit” – the amount described in Section 3.4, to secure Tenant’s faithful performance of its obligations.
3. OPERATIVE PROVISIONS
3.1 Lease Grant. Landlord hereby leases the Premises to Tenant, and Tenant hereby leases the Premises from Landlord, for the Lease Term, to be used and occupied solely as a private residence by no more than [MAX OCCUPANTS] lawful occupants.
3.2 Base Rent.
(a) Amount. Tenant shall pay to Landlord monthly base rent in the amount of $[MONTHLY RENT] (“Base Rent”), due in advance on or before the first (1st) calendar day of each month.
(b) Manner of Payment. All Rent shall be paid in lawful U.S. funds by [acceptable payment methods] at [PAYMENT ADDRESS/PORTAL], or such other place as Landlord may designate by written notice.
(c) Late Charges. Any Rent not received by the fifth (5th) calendar day after it is due shall accrue a late charge of $[LATE FEE DOLLAR OR %], plus interest at the Default Rate from the due date until paid.
3.3 Additional Rent. “Additional Rent” includes utilities, fees, assessments, or other charges expressly identified as Additional Rent herein. Failure to pay Additional Rent constitutes a material breach equivalent to non-payment of Base Rent.
3.4 Security Deposit.
(a) Amount & Compliance. Upon execution, Tenant shall deliver to Landlord a Security Deposit in the amount of $[SECURITY DEPOSIT], which shall not exceed three (3) months’ periodic Rent, consistent with Applicable Law.
(b) Non-Segregation; Interest. Landlord may commingle the Security Deposit with its general funds and shall have no obligation to pay interest unless required by Applicable Law.
(c) Deductions & Return. Within thirty (30) days after Tenant vacates and returns possession, Landlord shall provide an itemized statement of deductions and refund any remaining balance, subject to deductions for unpaid Rent, damages beyond ordinary wear and tear, cleaning, and any other lawful charge.
(d) Transfer of Interest. Upon lawful transfer of Landlord’s interest in the Premises, Landlord shall either transfer the Security Deposit to its successor or return the same to Tenant, relieving Landlord of further liability therefor.
3.5 Utilities. Except as otherwise provided in Exhibit A (Utility Allocation), Tenant shall timely pay all charges for utilities serving the Premises, including but not limited to electricity, gas, water, sewer, trash, internet, and cable.
3.6 Condition of Premises; Move-In Report. Tenant acknowledges receipt of the Premises in good order and repair, except as noted in a written move-in inspection report signed by the Parties within five (5) days after the Commencement Date (“Move-In Report”).
3.7 Habitability; Landlord Maintenance. Landlord shall, at Landlord’s cost, maintain the Premises in a habitable condition in conformity with Applicable Law, including maintaining essential systems (plumbing, heating, etc.) and ensuring the Premises remain fit for the intended residential use.
3.8 Tenant Maintenance & Use Restrictions. Tenant shall (i) maintain the Premises in a clean, sanitary, and safe condition; (ii) comply with all house rules attached hereto as Exhibit B; (iii) refrain from committing waste or nuisance; and (iv) not engage in any illegal activity on or about the Premises.
3.9 Alterations. Tenant shall not install or remove any fixture, make any alteration, or decorate any part of the Premises without Landlord’s prior written consent, which consent may be withheld in Landlord’s sole discretion. All permitted alterations become Landlord’s property upon installation unless otherwise agreed in writing.
3.10 Access. Upon at least twenty-four (24) hours’ prior notice (except in emergencies), Landlord and its agents may enter the Premises for inspections, repairs, improvements, showings, or as otherwise permitted under Applicable Law.
3.11 Prohibited Conduct & Nuisance. Tenant shall not create or permit any excessive noise, odor, or other condition that unreasonably disturbs neighbors or violates any law, homeowners’ association covenant, or insurance requirement.
4. REPRESENTATIONS & WARRANTIES
4.1 By Landlord. Landlord represents and warrants that:
(a) Landlord holds lawful title or leasehold interest sufficient to execute and perform this Agreement;
(b) The Premises are, to Landlord’s knowledge, free from latent defects materially affecting habitability; and
(c) Landlord is unaware of any material violation of Applicable Law concerning the Premises not disclosed to Tenant.
4.2 By Tenant. Tenant represents and warrants that:
(a) Tenant has legal capacity and authority to enter into this Agreement;
(b) The information supplied by Tenant on any rental application is true and complete; and
(c) Tenant is not currently subject to any bankruptcy, insolvency, or similar proceeding.
4.3 Survival. The representations and warranties in this Section survive the expiration or earlier termination of this Agreement to the extent necessary to enforce the same.
5. COVENANTS & RESTRICTIONS
5.1 Affirmative Covenants of Tenant. Tenant shall:
(a) Pay Rent and all other sums when due;
(b) Keep the Premises clean and in good order;
(c) Notify Landlord promptly of any condition requiring repair;
(d) Maintain all smoke alarms, carbon-monoxide detectors, and fire safety devices in operable condition;
(e) Carry renters’ insurance meeting the requirements of Section 7.3.
5.2 Negative Covenants of Tenant. Tenant shall not:
(a) Sublet, assign, or otherwise transfer any interest in the Premises without Landlord’s prior written consent;
(b) Keep any pet on the Premises except as expressly permitted in Exhibit C (Pet Addendum);
(c) Store any hazardous material on or about the Premises;
(d) Disable or tamper with security or life-safety devices;
(e) Smoke in any interior area where prohibited by Applicable Law or house rules.
5.3 Landlord Covenants. Landlord shall:
(a) Keep all structural components and major building systems in good repair;
(b) Provide and maintain common areas in a reasonably clean and safe condition;
(c) Observe quiet-enjoyment covenants, permitting Tenant to peaceably possess the Premises, so long as Tenant is not in default.
6. DEFAULT & REMEDIES
6.1 Events of Default. Each of the following constitutes a “Tenant Default”:
(a) Failure to pay Rent within [5] days after written notice of delinquency;
(b) Material breach of any covenant herein, where such breach continues for [5] days after Landlord’s notice;
(c) Abandonment or unlawful use of the Premises; or
(d) Any misrepresentation made by Tenant in connection with this Agreement.
6.2 Landlord Remedies. Upon Tenant Default, Landlord may exercise any or all remedies available at law or in equity, including:
(i) Summary eviction and recovery of possession pursuant to Applicable Law;
(ii) Termination of this Agreement upon service of any lawfully-required notice;
(iii) Recovery of unpaid Rent, late fees, and associated charges;
(iv) Damages for breach, including costs to repair damage beyond ordinary wear and tear; and
(v) Reasonable attorneys’ fees and court costs.
6.3 Landlord Default & Tenant Remedies. If Landlord fails to perform any obligation under Applicable Law or this Agreement, Tenant may, after giving Landlord written notice specifying the default and a reasonable cure period of not less than fourteen (14) days (or such shorter period as Applicable Law may permit), pursue any remedy available at law or equity, excluding rent offsets unless expressly permitted by Applicable Law.
6.4 Cumulative Rights; Mitigation. All rights and remedies are cumulative. Parties shall use reasonable efforts to mitigate damages.
7. RISK ALLOCATION
7.1 Tenant Indemnity. Tenant shall indemnify, defend, and hold harmless Landlord and its agents, employees, and affiliates from and against any claim, liability, damage, loss, or expense (including reasonable attorneys’ fees) arising out of or relating to:
(a) Tenant’s use, occupancy, or misuse of the Premises;
(b) The acts or omissions of Tenant or any occupant, guest, or invitee; or
(c) A breach by Tenant of any provision of this Agreement,
except to the extent directly caused by the gross negligence or willful misconduct of Landlord.
7.2 Limitation of Landlord Liability. Subject to Landlord’s gross negligence or willful misconduct, Landlord’s aggregate liability to Tenant for any and all claims arising under this Agreement shall not exceed the amount of the Security Deposit held by Landlord at the time of the event giving rise to liability. THIS LIMITATION APPLIES TO ALL THEORIES OF LIABILITY, WHETHER STATUTORY, CONTRACT, OR TORT.
7.3 Insurance. Tenant shall, at Tenant’s expense, maintain renters’ insurance with (i) limits of not less than $[POLICY LIMIT] per occurrence for personal property and liability coverage; (ii) Landlord named as an additional insured for liability only; and (iii) a waiver of subrogation in favor of Landlord where available. Tenant shall furnish proof of coverage upon Landlord’s request.
7.4 Force Majeure. Neither Party shall be liable for failure to perform any obligation (other than payment of Rent) due to events beyond its reasonable control, including acts of God, war, terrorism, epidemic, or governmental orders, provided the affected Party gives prompt notice and resumes performance as soon as practicable.
8. DISPUTE RESOLUTION
8.1 Governing Law. This Agreement and any dispute arising hereunder shall be governed by and construed in accordance with the laws of the State of Nevada, without regard to its conflict-of-laws principles.
8.2 Forum Selection. Each Party irrevocably submits to the exclusive jurisdiction of the [COUNTY] Justice/Housing Court (or other court of competent jurisdiction within the State of Nevada) for any suit, action, or proceeding arising out of or relating to this Agreement, subject to any mandatory statutory venue provisions for summary eviction.
8.3 Arbitration Excluded. The Parties expressly agree that disputes shall be resolved in the courts identified above; mandatory arbitration is excluded.
8.4 Jury Trial. Nothing in this Agreement shall be construed as a waiver of either Party’s constitutional right to a jury trial.
8.5 Injunctive Relief. Notwithstanding any other provision, either Party may seek injunctive or other equitable relief, including but not limited to temporary restraining orders or preliminary injunctions in connection with an eviction proceeding or to enforce compliance with Section 5.
9. GENERAL PROVISIONS
9.1 Amendment; Waiver. No modification of this Agreement is effective unless in writing signed by both Parties. A waiver of any breach shall not operate as a waiver of any other or subsequent breach.
9.2 Assignment & Subletting. Tenant shall not assign this Agreement or sublet the Premises without Landlord’s prior written consent. Any unauthorized transfer is void and constitutes a Tenant Default.
9.3 Successors & Assigns. Subject to the foregoing, this Agreement binds and inures to the benefit of the Parties and their respective heirs, executors, administrators, successors, and permitted assigns.
9.4 Severability. If any provision is held invalid or unenforceable, the remaining provisions remain in full force, and the invalid provision shall be reformed to the minimum extent necessary to render it valid and enforceable while preserving its original intent.
9.5 Integration. This Agreement, together with exhibits and any addenda executed simultaneously herewith, constitutes the entire agreement of the Parties, superseding all prior or contemporaneous understandings.
9.6 Counterparts; Electronic Signatures. This Agreement may be executed in counterparts, each of which is deemed an original, and all of which constitute one instrument. Signatures transmitted electronically or by facsimile are binding.
9.7 Notices. All notices required or permitted under this Agreement must be in writing and delivered (i) in person, (ii) by certified mail, return-receipt requested, (iii) by nationally recognized overnight courier, or (iv) as otherwise permitted by Applicable Law, to the addresses set forth in the Document Header (or such other address as either Party may later designate by notice). Notice is deemed given upon the earlier of receipt or refusal of delivery.
9.8 Time of Essence. Time is of the essence for every provision herein.
9.9 Interpretation. Section headings are for convenience only and shall not affect interpretation. This Agreement shall not be construed more strictly against either Party by reason of authorship.
10. EXECUTION BLOCK
IN WITNESS WHEREOF, the Parties hereto have executed this Residential Lease Agreement as of the Effective Date.
| LANDLORD | TENANT |
|---|---|
| _______ | _______ |
| Signature | Signature |
| [PRINT NAME & TITLE] | [PRINT NAME] |
| Date: _______ | Date: _______ |
[Optional Notary Acknowledgment if required for recording or by preference.]
11. EXHIBITS & SCHEDULES
• Exhibit A – Utility Allocation Schedule
• Exhibit B – House Rules
• Exhibit C – Pet Addendum (if applicable)
• Exhibit D – Move-In/Move-Out Inspection Report
• Exhibit E – Lead-Based Paint Disclosure (if Premises built prior to 1978)
• Exhibit F – Domestic Violence Early Termination Addendum (if requested)
[// GUIDANCE: Attach only the exhibits that apply to the transaction. Nevada law mandates written disclosure of certain rights (e.g., domestic violence victim protections). Provide the statutory summary form where applicable.]