A family moved to Henderson for a new job. They decided to keep their original home as a rental instead of selling it, but when it came time to write the lease, they felt overwhelmed about what to include. They tried to download a template from the internet to fill out, but were unsure if it met Nevada's regulations, so they ultimately sought advice. They knew that a single page of the contract would be the only evidence in case of a dispute later, so they didn't want to fill it out carelessly. Henderson, while part of the Las Vegas metropolitan area, has a relatively quiet residential image, making it a popular choice for landlords looking for long-term family tenants.

Before writing the lease, the first thing to determine was the rent amount. According to RentCafe, the average rent in Henderson for August 2026 is $1,697, which is slightly lower than a year ago. Data from Zumper shows a 1% increase over the past month and a 4.85% increase compared to a year ago. The discrepancy between the two sources is due to different survey methods and sample properties, but in reality, it was more accurate to look at a few similar properties in the area and use the median value as a reference. The advertisement was posted on Zillow and Apartments.com with photos and floor plan information, and the community features like a pool or amenities were also included in the description.

After determining the rent, they began searching for tenants and conducting screenings. They used three criteria: the applicant's credit score, proof of income, and rental history verified by the previous landlord. They required the income to be at least three times the rent and conducted credit checks only after obtaining the applicant's written consent. They also emphasized that no other factors should be used to filter applicants beyond the objective criteria of credit, income, and rental history. When there were multiple applicants, they reviewed the documents in the order they were received, and the application fee was set at the actual cost of the credit check.

Now it was time to fill out the lease agreement. They included the rent amount and due date, the security deposit amount and return conditions, pet policies, maintenance responsibilities, lease duration and renewal terms, and the notice period required for rent increases before the lease expires. In Nevada, the maximum security deposit is relatively high: up to three months' rent for an unfurnished home and one and a half months' rent for a furnished home. The return must be made within 30 days of move-out, along with an itemized statement, and if the deadline is missed or withheld without just cause, they could be liable for double the amount wrongfully withheld plus up to $1,000 in additional damages.

Finally, they specified the notice periods in the contract. Non-payment of rent starts with a 7-day notice, and there is a 5-day opportunity to correct any lease violations. If they want to terminate a month-to-month lease without just cause, a 30-day written notice is also required. Procedures may vary slightly within Clark County, so it's safer to double-check the forms when sending out notices. Henderson is an area where new communities are continually being developed, so including responsibilities for management fees or community rule violations in the lease can help reduce misunderstandings later. This family ultimately had their self-drafted lease reviewed by a real estate attorney before signing. If you are renting for the first time, going through this level of verification is advisable. Additionally, they took care to change the homeowner's insurance to a rental policy. Keeping the resident's insurance as is may not provide adequate coverage for incidents that occur after the tenant moves in. They included a requirement for the tenant to obtain renter's insurance in the lease, ensuring that incidents related to the tenant's personal belongings, such as fire or theft, would be handled by the tenant's insurance first. This article is for informational purposes only, and it is recommended to consult a professional before finalizing any agreements.