Owner Resources · Nevada Law Changes
From 45 Days to 60, and No Late Fee Until Day 4: What AB 308 Changed on July 1, 2021
By The Property Management Firm · Last updated
On July 1, 2021, AB 308 added a three-calendar-day wait before a late fee may be charged or imposed in most residential tenancies, and it lengthened the written notice required before a rent increase from 45 days to 60 days (or from 15 days to 30 days for a periodic tenancy shorter than one month). The same bill renamed statutory “security” to “security deposit.” It did not create a statewide percentage cap on rent increases, and it did not add the application-fee refund rules that arrived later in AB 121 (2025).
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 118A.210, NRS 118A.300, and related sections, and talk with a Nevada attorney about your lease and renewal calendar.
Primary sources: AB 308 enrolled PDF; AB 308 NELIS; NRS 118A.210; NRS 118A.300; NRS 118A.240; NRS 118A.242.
Old Rule vs New Rule
| Topic | Before July 1, 2021 | After AB 308 |
|---|---|---|
| When a late fee may be imposed | After SB 151 (2019), a late fee could still be imposed as soon as rent was unpaid, so long as it was in the lease and within the 5% cap. | In a tenancy longer than week-to-week, no late fee may be charged or imposed until at least 3 calendar days after the date rent is due (NRS 118A.210(4)(a)). The 5% cap from SB 151 remains. |
| Rent-increase notice | Written notice 45 days before the first increased payment (or 15 days for a periodic tenancy of less than one month). | Written notice 60 days before the first increased payment (or 30 days for a periodic tenancy of less than one month) (NRS 118A.300). |
| “Security” wording | Statute used the older label “security” in several places. | Renamed to “security deposit” (NRS 118A.240 and conforming changes). The three-month cap and the 30-day return/accounting rules were not rewritten as a new policy package by this bill. |
| Size of a rent increase | No statewide percentage cap in NRS 118A.300. | Still no statewide percentage cap in NRS 118A.300. The 60-day notice has not been lengthened again in later sessions (as of the unofficial 2026-10-20 NRS library pull; history ends with the 2021 amendment). |
| Application-fee refunds / screening-report reuse | Sometimes misattributed to AB 308 in informal discussion. | Not added by AB 308. Application-fee refunds and the ban on collecting those fees for a minor household member arrived in AB 121 (2025) (NRS 118A.306). |
What It Means for Owners
Late fees now have two stacked limits. The fee may not exceed 5% of periodic rent (SB 151), and in a tenancy longer than week-to-week it may not be charged or imposed until at least three calendar days after rent is due (AB 308). Posting a late fee on day 1 or day 2 is out of step with current law even if the percentage would fit under the cap. Week-to-week tenancies are treated differently in the statute. Confirm that edge case with counsel if you use them.
The 60-day rent-increase notice changes renewal timing. If rent will rise when a lease rolls, owners and managers need to decide and serve written notice earlier than the old 45-day habit. For a periodic tenancy shorter than one month, the notice is 30 days. A fixed-term lease that already locks the rent for that term is not automatically reopened just because 60 days have passed. The usual path is to offer new terms before the lease ends, or to follow the lease’s own renewal language.
AB 308 is a notice and late-fee statute, not rent control. Nevada still has no general NRS percentage cap on how large a residential rent increase may be. A 2023 bill that would have limited certain increases for seniors and Social Security recipients (AB 298) was vetoed and never became law. That story belongs in a separate article in this series.
Any new rent amount should also comply with the later AB 121 single-figure rules. Advertise and contract the increased rent as one all-in number that includes mandatory fees. On homes we manage, rent is already one all-in figure, and residents pay no portal fees.
Service of the increase notice must follow Nevada’s landlord-tenant notice rules. Confirm service method and day-count questions with counsel; this page does not invent a local ordinance or a percentage sample.
How We Handle This at The Property Management Firm
Before a lease ends, we talk with you about terms so you can approve what happens next. Rent is one all-in figure. We do not publish sample increase percentages. Late-fee language in our forms must respect both the 5% cap and the three-calendar-day wait.
Frequently Asked Questions
When did AB 308 take effect?
July 1, 2021 (enrolled bill Sec. 15).
When can a late fee be charged after AB 308?
In a tenancy longer than week-to-week, not until at least three calendar days after the date rent is due, and the fee still may not exceed 5% of periodic rent (NRS 118A.210(4)).
How much notice is required before raising rent?
Written notice 60 days in advance of the first increased payment, or 30 days if the tenancy is periodic and shorter than one month (NRS 118A.300). Confirm service rules with counsel.
Can I raise rent in the middle of a one-year lease just because 60 days have passed?
Not merely because 60 days have passed, if the lease already sets the rent for that term. Review the lease and talk with a Nevada attorney.
Does Nevada cap how large a rent increase can be?
NRS 118A.300 does not set a statewide percentage cap. Other laws and your lease still matter. A 2023 senior/SSI rent-increase cap bill (AB 298) was vetoed and did not become law.
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 lease, notice, or late-fee clause. Application-fee refunds were not part of AB 308; those arrived in AB 121 (2025).
Nevada Law Changes Series
AB 308 — late-fee grace & rent increase (this page)
Related Reading
This is general information, not legal advice. Verify against leg.state.nv.us before relying on this summary. A licensed Nevada attorney should review anything with real exposure for a specific property or form.
The Property Management Firm · NV Broker Lic. B.1003288.CORP
Talk Through Your Home
Free rental analysis on a 15 to 30 minute phone call.