Reno Real Estate Attorney

Most uncontested summary evictions resolve in 30–45 days if notices are properly served.

Under NRS 116, HOAs in Nevada hold a "super-priority" lien for up to 9 months of unpaid assessments. This lien takes priority over your first mortgage — meaning if the HOA forecloses for non-payment of dues, they can wipe out your mortgage entirely. Your lender loses their security interest. This makes Nevada uniquely dangerous for property owners who fall behind on HOA payments.

Yes — Nevada has no statewide "just cause" eviction requirement unlike California's AB 1482. For month-to-month tenancies, a 30-day no-cause notice is sufficient. For fixed-term leases, you generally must wait for the lease to expire unless there is a lease violation. This is a major advantage Nevada landlords have over California landlords.

Accepting any payment after serving an eviction notice typically waives the notice — you must serve a new one and restart the clock. This is one of the most common and costly landlord mistakes. Never accept partial payment after serving notice without first consulting an attorney.

No. Nevada has no statewide rent control law, and no Nevada city has enacted local rent control. Landlords may raise rent to any amount with proper notice (typically 30 days for month-to-month tenants). This is a significant difference from California, where AB 1482 caps annual rent increases at 5% + CPI for covered units.

Critical checks unique to Las Vegas: (1) HOA super-priority lien status — even small unpaid dues create huge risk; (2) Title history — many Las Vegas properties have complex foreclosure histories from 2008–2012; (3) HOA CC&Rs — master-planned communities like Summerlin have strict restrictions; (4) Investor market dynamics — cash buyers move fast, legal review must too. Always have an attorney review title and HOA documents before closing.