Nevada’s October 1, 2025 Rent-Advertising Law: Why Every Listing and Lease Needs One All-In Number

By The Property Management Firm · Last updated November 9, 2026

On October 1, 2025, Nevada’s AB 121 overhauled how residential landlords must present rent, collect certain application fees, and accept payment. The core idea is simple. The amount a resident must pay each period has to be one clear figure, at least one payment method must be free to use, and application-related fees have new refund and minor-household rules. The statute also gives residents a civil remedy when the single-figure rules are broken.

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What Changed, and When

This page is a plain-language overview for owners. It is general information, not legal advice. Confirm the current text of NRS Chapter 118A and talk with a Nevada attorney about your forms before you change a lease or listing.

Primary sources: AB 121, Chapter 227 (Stats. 2025); NRS 118A.200; NRS 118A.235; NRS 118A.303; NRS 118A.306; NRS 118A.405.

Old Rule vs New Rule

Topic	Before AB 121	After October 1, 2025
How rent is stated	A written rental agreement had to state rent and required fees, but it did not have to advertise or contract rent as one all-in figure.	Rent in the lease, and in each place the landlord lists the amount of rent due, must be a single figure representing the maximum total periodic rent, including mandatory fees on top of base rent (NRS 118A.200(6)–(7)).
Utility exception	No matching single-figure / asterisk disclosure rule in that form.	Limited exception for certain electric, natural gas, or water charges where the public utility cannot contract directly with the resident (and for water on a master-metered system). The required asterisk or similar symbol, and the matching statement, must appear on the same page of the written rental agreement, in a size not less than one-half the font size of the single figure (NRS 118A.200(8)). The statute states those disclosure mechanics for the written rental agreement; do not assume the same asterisk path is spelled out for every listing.
Paying rent	No statewide statutory duty to offer a fee-free payment method of this kind.	Landlord must offer at least one payment method that does not require a tenant fee or bank-account information; paper checks that happen to show account information are still allowed. Online portal fees cannot exceed the operator’s fee and must be separately identified in the written rental agreement (NRS 118A.303).
Application / credit / background fees	No matching refund / minor-fee ban in NRS 118A.	Those fees must be refunded if the unit is rented to someone else and the landlord never performed the activity the fee was collected for; landlords may not collect those fees for a minor household member (NRS 118A.306).
Copy of the lease	No matching prospective-tenant copy right in that form.	A prospective tenant may request a copy of the written rental agreement (NRS 118A.235).
Tenant remedies for single-figure violations	No matching civil action in NRS 118A.405 for these disclosure rules.	A tenant aggrieved by a violation of NRS 118A.200(6) or (7) may sue. If the tenant prevails, the court shall award any damages the tenant has sustained that the court deems appropriate, any equitable relief the court deems appropriate, costs and reasonable attorney’s fees, and statutory damages of $250 for each violation which involved deception (NRS 118A.405).

What It Means for Owners

This is a compliance change across advertising, applications, leases, and payment systems. The rent number on a Zillow or AppFolio listing, the number in the written rental agreement, and the amount you actually bill each month need to match. A lower “base rent” plus mandatory monthly add-ons (pest, filter, “admin,” and similar) is the pattern the statute is aimed at.

Optional charges, for example pet rent or a garage that a resident can decline, are a judgment call that belongs with counsel and your lease forms. Utility treatment is easy to get wrong. The statute allows a narrow path for certain utilities to sit outside the single figure, but only when the disclosure rules are met. Using a nonconforming written agreement is unlawful, and conflicting provisions are void (NRS 118A.200(9)).

On payment methods, offering only a portal that charges the resident a convenience fee is not enough. You need at least one method that costs the resident nothing to use and does not require bank-account information. If you still offer a portal, any fee you charge for it may not exceed what the portal operator charges, and that amount must appear separately in the lease.

Application fees now carry refund and minor-household limits. If you collect a fee for a screening step you never run because another applicant got the unit, the statute requires a refund. Do not collect those fees for a minor who is a member of the prospective tenant’s household. NRS 118A.306(3) defines “household” as persons who live in the same home or dwelling and are related by blood, adoption, marriage, or domestic partnership, and defines “minor” as a person under 18.

Resident lawsuits and attorney’s fees are now written into the statute for single-figure violations. That raises the cost of mismatched ads and leases even when the underlying rent amount would have been lawful.

Talk with counsel about written rental agreements that were already in force on October 1, 2025; do not assume every existing lease must be unilaterally rewritten.

How We Handle This at The Property Management Firm

On homes we manage, rent is one all-in figure, and residents pay no portal fees. Listing copy should match the same all-in rent that appears in the lease. We hire professional photographers for marketing photos. The photos and the rent figure both need to be accurate. Owners comparing managers should ask how residents pay and whether every mandatory monthly charge is rolled into the advertised rent.

Frequently Asked Questions

When did AB 121 take effect?

October 1, 2025. The official NELIS list for that date includes AB 121, and Nevada’s default rule under NRS 218D.330(1) also points to October 1 following passage when a bill has no other stated effective date.

Does this law cap how high rent can be?

No. It requires the amount due to be disclosed and contracted as one figure that includes mandatory fees. It is not a statewide percentage cap on rent. Notice rules for increases are in NRS 118A.300 (see the AB 308 article in this series).

Can I still advertise a lower base rent and add mandatory fees in fine print?

The statute requires the rent, in each place it is listed and in the written rental agreement, to be a single figure that includes mandatory fees (NRS 118A.200(6)–(7)). A narrow exception for certain electric, natural gas, or water charges, with same-page asterisk (or similar symbol) disclosures not less than one-half the font size of the single figure, is stated for the written rental agreement (NRS 118A.200(8)). Have counsel review your advertising and lease forms.

Do residents have to be offered a free way to pay rent?

Yes. At least one payment method must not require a tenant fee or bank-account information (NRS 118A.303). On homes we manage, residents also pay no portal fees.

What happens if a listing or lease violates the single-figure rules?

A resident harmed by a violation of those rules may sue and, if the resident prevails, may recover damages, costs, attorney’s fees, and, for a violation that involved deception, statutory damages of $250 per such violation (NRS 118A.405).

Does this page give legal advice?

No. It is general information about the enrolled bill and current NRS text. Talk with a Nevada attorney about your specific forms, listings, and payment setup.

Nevada Law Changes Series

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