1. Lead-Based Paint Disclosure
If this property was built before 1978, the following applies:
- Month2Month will disclose any known lead-based paint or lead-based paint hazards in the property prior to lease execution.
- Month2Month will provide all available records and reports pertaining to lead-based paint in the property.
- The tenant will receive a copy of the EPA-approved pamphlet "Protect Your Family from Lead in Your Home."
For more information: National Lead Information Center at 1-800-424-LEAD (5323) or www.epa.gov/lead.
2. Security Deposit
Deposit Limits
Pursuant to NRS §118A.242, a landlord may not demand or receive a security deposit in excess of three months' periodic rent. The amount of your security deposit will be specified in your lease agreement.
Return of Deposit
Pursuant to NRS §118A.242, upon termination of the tenancy, the landlord must return the security deposit or provide a written, itemized accounting of the disposition of the deposit within 30 days after the tenant vacates the premises.
Permitted Deductions
The security deposit may be used for:
- Unpaid rent.
- Damage to the premises beyond normal wear and tear.
- Costs of cleaning to restore the unit to the condition at the beginning of the tenancy (ordinary wear and tear excepted).
- Unpaid utility charges for which the tenant is responsible under the rental agreement.
- Other charges authorized under the lease agreement or Nevada law.
Disputes
If you dispute any deduction, contact Month2Month in writing. If the dispute cannot be resolved, you may file a claim in justice court (small claims, up to $10,000). If the court finds that the landlord failed to provide an accounting or wrongfully withheld the deposit, the tenant may recover the full deposit amount.
3. Landlord Identity and Address Disclosure
Pursuant to NRS §118A.260, the landlord or any person authorized to enter into a rental agreement on the landlord's behalf must disclose to the tenant:
- The name and address of the person authorized to manage the premises.
- The name and address of the owner of the premises or a person authorized to act for and on behalf of the owner for the purpose of receiving notices, demands, and service of process.
This information must be kept current and the tenant must be notified of any changes. A person who fails to comply becomes an agent of each person who is a landlord for purposes of service of process and receiving notices and demands.
Your lease agreement contains the specific owner information, property manager contact information, and emergency maintenance contact for your property. Month2Month serves as the property manager for all properties in our portfolio.
General Contact: [email protected]
4. Move-In Checklist
Pursuant to NRS §118A.200, the landlord must conduct and document a move-in inspection of the premises before the tenant takes possession. The checklist must be signed by both the landlord and the tenant and must describe the existing condition of the premises, including any damage or deficiencies.
What the Move-In Checklist Covers
- Condition of walls, floors, ceilings, and windows in each room.
- Condition of all appliances, fixtures, and furnishings.
- Condition of plumbing, electrical, and HVAC systems.
- Condition of doors, locks, and security devices.
- Condition of exterior areas, including patios, yards, and parking areas.
- Photographic documentation of the property's condition.
Why This Matters
The move-in checklist serves as the baseline for determining whether damage occurred during your tenancy. Any damage not documented on the move-in checklist that is present at move-out may be charged to the tenant. It is in your best interest to thoroughly inspect the property and note any pre-existing conditions on the checklist.
Month2Month will provide the move-in checklist at the time of key delivery. You will have the opportunity to note any discrepancies or pre-existing conditions. Both parties will sign the completed checklist, and you will receive a copy for your records.
5. Foreclosure Status Disclosure
Pursuant to NRS §118A.275, a landlord must disclose to a prospective tenant in writing before the execution of a rental agreement if the property is the subject of a notice of default and election to sell, a notice of breach and election to sell under a deed of trust, or a pending foreclosure action.
Month2Month certifies that, to its knowledge, no property in the Month2Month portfolio that is offered for lease is currently the subject of a foreclosure proceeding. If a foreclosure action is initiated against a property during a tenant's occupancy, Month2Month will notify the tenant promptly in accordance with NRS §118A.275.
Tenant Protections in Foreclosure
Under the federal Protecting Tenants at Foreclosure Act and Nevada law, tenants in properties subject to foreclosure have certain protections:
- A bona fide tenant with a lease entered into before the notice of foreclosure is entitled to remain in the property until the end of the lease term, subject to certain exceptions.
- A tenant without a lease or with a month-to-month agreement is entitled to at least 90 days' notice before being required to vacate.
- The new owner after foreclosure must honor existing leases entered into before the notice of foreclosure.
If applicable to your property, specific foreclosure information will be disclosed in your lease agreement.
6. Nuisance and Drug Activity Disclosure
Nevada law addresses drug-related and nuisance activity on residential rental premises.
Methamphetamine Contamination
Pursuant to NRS §40.770, if a property was previously used for the manufacture of methamphetamine or other controlled substances and has been contaminated, the landlord must disclose this fact along with the remediation status prior to lease execution. A property that has been contaminated must be decontaminated to the standards established by the State Environmental Commission before it can be rented.
Month2Month certifies that, to its knowledge, no property offered for lease has been used for the manufacture of controlled substances or is currently contaminated.
Nuisance Activity
Pursuant to NRS §118A.250, a tenant, the tenant's guest, or another person under the tenant's control may not engage in any activity from the premises that constitutes a nuisance, including:
- Unlawful manufacture, sale, distribution, or use of a controlled substance.
- Discharge of a firearm on the premises (except lawful self-defense).
- Any activity that constitutes a nuisance or creates a clear and present danger to the health, safety, or welfare of other tenants or persons in the immediate vicinity.
Engaging in such activities is a material and irreparable breach of the rental agreement and may result in immediate termination of the tenancy with as little as 3 days' notice.
7. Smoke Detectors and Carbon Monoxide Detectors
All Month2Month rental properties in Nevada are equipped with operable smoke detectors and carbon monoxide detectors installed in compliance with Nevada law. Pursuant to NRS §477.380 and the Nevada Fire Marshal's regulations, smoke detectors are installed in each sleeping room, outside each sleeping area, and on every level of the dwelling.
Pursuant to NRS §118A.290, carbon monoxide detectors are required in dwelling units that contain a carbon monoxide-producing device (such as a gas furnace, gas water heater, fireplace, or wood stove) or that have an attached garage.
Tenant Responsibilities
- Do not disable, disconnect, cover, or tamper with any smoke alarm or carbon monoxide detector. This is a violation of Nevada law.
- Test all devices monthly by pressing the test button.
- Report immediately if any device is chirping, not functioning, or missing.
- Do not remove batteries.
- If you hear the carbon monoxide alarm sound continuously, evacuate immediately and call 911.
Month2Month is responsible for ensuring all devices are operable at the beginning of each tenancy and for maintaining them throughout, including replacing batteries and units as needed.
8. Mold Disclosure
While Nevada does not have a specific statute requiring mold disclosure in residential leases, Month2Month provides this disclosure as a best practice to protect tenant health and safety. Nevada's desert climate generally presents lower mold risk than humid climates, but mold can still occur in areas with poor ventilation, water intrusion, or evaporative cooling systems.
Mold can cause health problems, especially for people with allergies, asthma, or weakened immune systems. You have a right to know about mold in your rental unit and how to prevent it.
Month2Month is not aware of any mold in the rental property that poses a health threat at the time of your lease. If mold is discovered during your tenancy, Month2Month will take appropriate remediation action.
Tenant Responsibilities to Prevent Mold
- Ventilate your home: Use exhaust fans in bathrooms and kitchens, and ensure air circulation. If the property uses evaporative cooling ("swamp cooler"), keep windows cracked to allow airflow.
- Control moisture: Wipe up spills and leaks immediately, do not let water accumulate, and report any leaks or water damage to Month2Month immediately.
- Use heating and air conditioning: Maintain reasonable temperatures and use climate control systems to manage humidity.
- Clean regularly: Regular cleaning prevents mold from establishing itself.
- Report problems immediately: If you see mold, smell musty odors, or notice water damage, report it to Month2Month right away.
Under Nevada law, landlords are required to maintain rental properties in habitable condition. If mold develops due to landlord negligence (such as failure to repair leaks or maintain the HVAC system), the landlord is responsible for remediation.
9. Bed Bug Disclosure
While Nevada does not have a specific statute mandating bed bug disclosure in residential leases, Month2Month provides this information to protect tenants and promote early detection.
Identification
Bed bugs have six legs and flat bodies about 1/4 inch long, ranging from red-brown to copper colored. They do not fly but move quickly over surfaces. They hide in mattress seams, box springs, bed frames, headboards, furniture crevices, baseboards, and wall cracks. They feed on human blood at night.
Signs of Infestation
Look for small blood stains on sheets, dark spots (excrement) on mattresses or walls, shed skins, and a sweet musty odor. Bites may appear as red, itchy welts in a line or cluster, though some people do not react.
Prevention
- Inspect your mattress, box spring, and bed frame regularly.
- When traveling, inspect hotel rooms and luggage before returning home. This is especially relevant in Las Vegas and Reno where frequent hotel stays are common.
- Do not bring used mattresses or upholstered furniture into the home without thorough inspection.
- Reduce clutter to eliminate hiding places.
Month2Month has no knowledge of any bed bug infestation in your specific rental unit. If Month2Month becomes aware of bed bug infestation during your tenancy, you will be notified immediately. Month2Month certifies that, to its knowledge, no unit is offered for lease with a known active bed bug infestation.
10. Domestic Violence Protections
Right to Terminate Lease Early
Pursuant to NRS §118A.345, a tenant who is a victim of domestic violence, harassment, sexual assault, or stalking may terminate the rental agreement by providing the landlord with written notice of termination and one of the following forms of documentation:
- A copy of a temporary or extended protective order issued by a court.
- A copy of a written report from a law enforcement agency documenting the domestic violence, harassment, sexual assault, or stalking.
- A written affidavit from the tenant or from an authorized representative of a program for victims of domestic violence.
The lease terminates on a date specified in the notice that is not less than 30 days after service of the notice on the landlord, or on a date mutually agreed upon.
Right to Request Lock Changes
A tenant who is a victim of domestic violence may request that the landlord change the locks to the dwelling unit. Month2Month will change the locks promptly upon receiving a written request accompanied by qualifying documentation. If Month2Month is unable to change the locks within 24 hours, the tenant may change the locks and must provide a copy of the new key to Month2Month within 24 hours.
Protection from Eviction
A landlord may not terminate a tenancy, refuse to renew a tenancy, or increase rent solely because the tenant, a household member, or a guest is a victim of domestic violence, harassment, sexual assault, or stalking, or because the tenant has sought a protective order or contacted law enforcement.
Confidentiality
Month2Month will maintain the confidentiality of any information provided by a tenant who is a victim. Documentation provided will be kept in a secure file and will not be disclosed to third parties except as required by law or court order.
Resources
- National Domestic Violence Hotline: 1-800-799-7233 (TTY: 1-800-787-3224)
- Nevada Coalition to End Domestic and Sexual Violence: www.ncedsv.org
- Nevada 2-1-1 (community resources): dial 2-1-1 or www.nevada211.org
- National Sexual Assault Hotline: 1-800-656-4673
- Nevada Attorney General: www.ag.state.nv.us
- Southern Nevada Crisis Line: 1-800-273-8255
11. Furnished Property Disclosure
All Month2Month rental properties are provided fully furnished. All furniture, appliances, fixtures, and household items in the property are the property of Month2Month or the property owner and are provided for your use during the term of your lease.
Your Responsibilities
- Maintain all furnished items in the same condition as received, allowing for ordinary wear and tear.
- Use all items for their intended purpose only.
- Do not remove any furnished items from the property.
- Report any damage to furnished items within 48 hours of discovery.
- Do not repair or replace items yourself without prior written approval.
Damage vs. Normal Wear and Tear
| Normal Wear and Tear (Not Chargeable) | Damage (Chargeable to Tenant) |
|---|---|
| Minor scuffs on furniture | Broken furniture legs, arms, or frames |
| Slight fading of upholstery | Stains, tears, or burns on upholstery |
| Minor mattress indentation from normal use | Mattress stains, tears, or structural damage |
| Light scratches on hard floors | Deep gouges, water damage, or burns on flooring |
| Normal appliance wear (cosmetic marks) | Appliance malfunction due to misuse or neglect |
| Gradual thinning of towels and linens | Bleach stains, tears, or missing linens |
| Normal dulling of kitchen knives | Missing, broken, or chipped dishes/cookware |
| Loose doorknobs from use | Holes in walls, broken blinds, damaged doors |
Replacement Responsibility
- Tenant-caused damage: Tenant is responsible for the cost of repair or replacement (at depreciated value) of items damaged beyond normal wear and tear. Costs may be deducted from the security deposit.
- Missing items: Tenant is responsible for full replacement cost.
- Normal wear items: Month2Month replaces items that reach end-of-life through normal use.
- Appliance malfunction: If an appliance fails due to normal use or age, Month2Month is responsible for repair or replacement.
Cleaning Standards
The property must be returned in the same level of cleanliness as at move-in. Maintain the kitchen, bathrooms, floors, furniture, and linens in clean condition throughout your tenancy. If professional cleaning is required beyond what is attributable to normal wear and tear, cleaning costs may be deducted from the security deposit.
Inventory
A detailed furniture and household inventory checklist will be provided at move-in as part of the move-in checklist required by NRS §118A.200. Month2Month will document the condition of all items through photography. You will receive a copy of the move-in condition report.
12. Tenant Rights and Responsibilities
Your Rights
- Habitable Housing: Your rental unit must be maintained in a habitable condition, including compliance with building and housing codes, functioning plumbing, heating, cooling (where provided), electricity, hot water, and structural integrity. (NRS §118A.290)
- Privacy: Your landlord must give at least 24 hours' notice before entering your unit (except in emergencies) and may only enter at reasonable times for specific lawful purposes. (NRS §118A.330)
- Return of Security Deposit: Your deposit must be returned within 30 days after move-out, with an itemized statement of any deductions. (NRS §118A.242)
- Freedom from Discrimination: You cannot be discriminated against based on race, color, religion, sex, sexual orientation, gender identity or expression, age, disability, familial status, national origin, ancestry, or any other characteristic protected by the Fair Housing Act or Nevada Fair Housing Law. (NRS §118.010–118.120)
- Freedom from Retaliation: Your landlord cannot retaliate against you for complaining to a governmental agency, complaining to the landlord, or exercising rights under NRS Chapter 118A. Retaliatory actions include increasing rent, decreasing services, bringing or threatening an eviction action, or refusing to renew the lease. (NRS §118A.510)
- Repairs and Maintenance: You have the right to request repairs for conditions that affect habitability. If the landlord fails to make essential repairs within 14 days of written notice (or a shorter time for emergencies), you may have remedies including hiring someone to make the repair and deducting the cost from rent (up to one month's rent or $100, whichever is greater), or terminating the lease. (NRS §118A.360, §118A.380)
- Protection from Unlawful Eviction: Your landlord must follow proper legal procedures and cannot use "self-help" eviction methods such as changing locks, removing doors or windows, shutting off utilities, or removing your belongings. (NRS §118A.390)
- Right to Notice Before Eviction: The landlord must provide written notice (7 judicial days for nonpayment of rent, 5 days for lease violations with opportunity to cure, 3 days for unlawful activity with no opportunity to cure) before filing an eviction action. (NRS §40.2512, §40.2516)
Your Responsibilities
- Pay rent in full and on time.
- Keep the unit clean and sanitary.
- Avoid damaging the property beyond normal wear and tear.
- Promptly report maintenance issues, leaks, mold, pests, or safety hazards.
- Allow reasonable access for repairs and inspections with proper notice.
- Comply with all lease terms including occupancy limits, pet policies, and use restrictions.
- Comply with all applicable building, housing, and health codes.
- Properly use and operate all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other systems and appliances.
- Not engage in nuisance activity or criminal activity on the premises.
- Provide proper notice before moving out and return the property in clean condition.
Resources
- Nevada Legal Aid Center of Southern Nevada: www.lacsn.org
- Nevada Legal Services: www.nevadalegalservices.org
- Nevada State Bar Lawyer Referral Service: www.nvbar.org
- Nevada Real Estate Division: www.red.nv.gov
- Domestic Violence Hotline: 1-800-799-7233
- Fair Housing Hotline: 1-800-669-9777 (HUD)