A Nevada rental application form is the document Nevada landlords send to the prospective tenant to determine if they're a suitable tenant. The information you collect relates to the person's eviction and rental history and also offers financial data for the tenant screening process. Let's learn more about them and what to include:

What to Include

The form you create should ask for crucial information from the tenant to help you with the vetting process. Nevada landlords should request:

  • Permission for a background check
  • Credit history
  • Rental history
  • Personal data
  • Personal references
  • Income information
  • Employment details

The landlord should also disclose information such as:

  • Smoking policy
  • Property condition
  • Shared utility arrangements
  • Potential hazards for the tenant
  • Associated fees
  • Security deposit information
  • Rent control rules

What Not to Include

Federal/state laws are in effect to protect a potential tenant from any unfair discrimination throughout the application process. In fact, the FFHA (Federal Fair Housing Act) says that it is illegal to discriminate against these protected classes:

  • Religion
  • Sex
  • Race
  • National origin (nationality)
  • Color
  • Disability (mental or physical)
  • Familial status

Nevada state laws also add protections for these areas:

  • Gender identity
  • Sexual orientation
  • Ancestry

Nevada landlords cannot ask about these things on a Nevada rental application form or use them in the decision-making process because it's illegal. However, there are some exemptions allowed, such as:

  • Private clubs - If a private club operates with no commercial intent and public access, they can give preferential treatment to applicants for any lodgings owned/operated by that club.
  • Religious organizations - Religion could be the basis for approval of an applicant if the property is owned, supervised, controlled, or operated by a religious organization that doesn't use the building for commercial reasons. However, you still can't decide based on other protected classes.
  • Age - Landlords can ask for the applicant's age if they rent out age-specific communities.
  • Familial status - Landlords may ask and base application decisions on whether kids occupy the rental property in owner-occupied, two-family buildings.

Race is always non-exempt and can't influence your decision on renting to someone, regardless of any other exemptions that might apply.

Nevada doesn't recognize the Mrs. Murphy exemption.

Rental Application Fee Laws

There's no maximum application fee you can charge for the Nevada rental application form. In fact, landlords can charge the potential tenant whatever they want. Still, it's best not to go over the average expenses you pay, though it's up to you to decide what you think is fair or reasonable.

Once the application is approved, landlords can charge a security deposit. Nevada state law says that landlords can't charge over three months' rent. Plus, the tenant can buy a surety bond to cover all/some of the deposit. Additionally, if the tenant requests it, the landlord should give a receipt. There are no holding requirements specified for security deposits in this state.

Background Checks

The next step within the tenant screening process is to utilize the information on the application to conduct the background check. They include:

  • Credit Check - If a tenant offers consent, you can get a pass/fail report or a full one that includes information about income, past addresses, employment, credit inquiries, and the tenant's credit score or credit history.
  • Criminal History Check - The criminal history check shows records of the tenant in state court or databases, including the national sex offender registry.
  • Eviction Check - This shows landlords the tenant's history of eviction judgments and filings against them within the last seven years.

Background Check Laws

The Federal Credit Reporting Act says that landlords must get written consent before they can run a background check on a prospective tenant with information submitted in the application. This can be a statement in the document or a separate form but must have a signature.

Eviction Record Search

Unlawful detainers or evictions are a matter of public record in Nevada, so anyone can access them. To complete your search, you may check yourself or hire a third-party service.

Here are the steps to take:

  • Visit the Appellate Case Management System website.
  • Choose "participant search" on the left side.
  • Enter the name you wish to search for and let those cases pop up.
  • Choose a case number and view the details in PDF format, which is the only option.

Adverse Action Notices

You must give tenants a notice letter (adverse action notice) if you receive a consumer report for them and take an adverse action by:

  • Demanding a higher security deposit
  • Requiring higher rent
  • Rejecting the applicant
  • Requiring a co-signer now when one wasn't needed before

In the notice, you should:

  • Provide details about your reporting agency used
  • Explain that you had not taken the adverse action and aren't sure why it happened
  • Tell the applicant they can request a copy of the report and dispute its contents

It's recommended to always provide a reason for rejecting an applicant, though it's not required by law.

Build Your Own

It's tough to create a rental application in Nevada because it must be legal, ask appropriate questions, and give you the information necessary to see who's suitable for your property.

Whether you're a property manager or owner, you don't have to go through the process alone. Create an application with DoorLoop! We offer Word and PDF documents for your benefit, though you can customize it on the website for a small fee.

DoorLoop offers many services and can help you create a lease agreement. Request a demo of the project management software and stay organized with ease!


What Information Do You Need for a Nevada Rental Application?

The document helps you learn about your prospects before signing a lease with them. Ask for information relating to employment, income, and other pertinent details.

What Are the Credit References for a Nevada Rental Application?

This gives you information about the person's credit history to ensure that they can pay rent.

What Should You Avoid Asking on Nevada Rental Applications?

You shouldn't ask about ethnicity, familial status, sexuality, arrest records, race, and other things when determining who is best for your rental property.

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David is the co-founder & CMO of DoorLoop, a best-selling author, legal CLE speaker, and real estate investor. When he's not hanging with his three children, he's writing articles here!