How to Fire Your Property Manager in Nevada

A step-by-step guide for Nevada landlords switching property managers, covering the management agreement, broker trust accounts, tenant deposits, the disclosure you owe tenants and who needs a property management permit.

Last updated September 23, 2026

Statements that never reconcile. Repairs that sit for weeks. A deposit nobody can account for. Most Nevada landlords put up with it far longer than they need to.

Nevada gives you two useful levers. Your manager is a licensed broker with a property management permit, and their money handling is regulated by the Real Estate Division. Here is how to make the switch without losing a deposit, a tenant or a month of rent.

Step 1. Read your management agreement

Nevada law tells you what has to be in there. A property management agreement must state the term, how it can be renewed, how tenant deposits are held and disposed of, the fee paid to the broker, how far the broker can act as your agent, and the circumstances under which the agreement can be cancelled (NRS 645.6056).

Read the cancellation clause first. Then look for four things.

Notice period. Thirty days' written notice is common.
Termination fee. Some agreements charge one.
Leasing fee clawbacks. Check what you owe for tenants the manager placed.
Tenant ownership language. Some agreements try to bill you if you keep a tenant they found.

If the manager broke the agreement, you may be able to end it sooner. That is a question for a Nevada attorney.

Step 2. Send written notice

Put it in writing, by email and by whatever method the agreement names. Give the end date, ask for a full handover by that date, and list what you expect back.

Keep the tone flat. You want your records and your money, not a fight.

Step 3. Know the trust account rules

A Nevada broker who holds money belonging to others has to deposit it into a separate trust account at a bank or credit union in Nevada. Commingling your money with theirs is barred, and the records have to show whose money is whose (NRS 645.310).

The part that matters at handover is in the same section. Deposits have to be accounted for in the full amount at the time the transaction is consummated or terminated. Your termination is that moment.

Failing to account is a licensing offense. Not accounting for or remitting money belonging to others within a reasonable time is grounds for discipline, as is commingling and failing to keep each property management agreement available for Division audit (NRS 645.630).

Property management trust accounts carry their own annual accounting and record keeping rules, backed by an administrative fine (NAC 645.806).

If the end date passes and you are still waiting, file a complaint with the Nevada Real Estate Division.

Step 4. Collect everything

Ask for all of this before the end date.

Security deposits for every tenant, with the amount held for each one
The trust account ledger showing rent collected, fees taken and what is owed to you
Signed leases, renewals and addenda
Move-in condition records each tenant signed
Tenant contact details and payment history
Open work orders, vendor contacts, invoices and warranties
Keys, fobs, gate remotes and codes
Year-to-date income and expense reports for your taxes

Step 5. Move the security deposits

Once the money is back with you, Nevada deposit law applies to you directly.

The cap is three months' rent, counting last month's rent and any surety bond in the total (NRS 118A.242(1)). If your manager collected more than that, fix it now.

The 30-day clock is yours now. When a tenancy ends, you send an itemized written accounting and return the balance inside 30 days (NRS 118A.242(4)). Miss it and you can owe the whole deposit plus a further sum up to that amount again (NRS 118A.242(6)).

Nevada does not require an ordinary landlord to hold deposits in a separate escrow account. No provision in Chapter 118A sets one up. Open a dedicated account anyway. It is the easiest way to show a court the money was never yours to spend.

Get the per-tenant amounts in writing from the manager before the account transfers. Reconstructing them later from a ledger you do not control is painful.

Step 6. Tell your tenants

This one is a legal duty in Nevada, not just good manners. You have to disclose in writing the name and address of the person authorized to manage the property, the person in Nevada authorized to accept service of process and receive notices for you, and the owner. You give a phone number for a responsible person who lives in the county or within 60 miles of the property, for emergencies (NRS 118A.260).

Changing managers changes those names. Send an updated written disclosure covering all of it, plus where to pay rent, who to call for repairs and confirmation that the deposit moved with the account. Date it, and give the day the change takes effect.

Step 7. Take over the day to day

Line up vendors, set up rent collection, and get a maintenance line that picks up at 2am. Remember the timers that now run against you. Twenty-four hours before entry (NRS 118A.330), 60 days before a rent increase (NRS 118A.300), and 14 days to fix a repair after written notice from a tenant (NRS 118A.355).

Who can manage property for pay in Nevada

Nevada is stricter than most states here. Managing someone else's rental for pay takes more than a real estate license.

A permit on top of a license. A permit to engage in property management is issued to a person holding an active Nevada real estate broker, broker-salesperson or salesperson license, after 24 hours of approved instruction (NRS 645.6052). A property manager works as an employee or independent contractor associated with a licensed broker (NRS 645.0195).

Owners are exempt. An owner or lessor of property, and their regular employees, can do these acts for their own property as part of managing or investing in it without a license (NRS 645.0445(1)(a)). Self-managing your own rentals is fine.

On-site managers are exempt too. A manager working at a single property they live on or work at falls outside the license requirement under the same section.

Before you hire a replacement, check both the license and the property management permit on the Nevada Real Estate Division site.

Your switching checklist

Read the cancellation terms the agreement is required to contain
Send written notice with a firm end date
Demand a full trust account accounting at termination
Collect deposits, ledgers, leases, condition records and keys
Confirm the per-tenant deposit amounts in writing
Send tenants the updated NRS 118A.260 disclosure
Check any new manager's permit, not just their license

Switch to Taz

Taz is an AI property manager built for landlords who have been let down before. It answers tenants day and night, routes repairs to vendors, sends rent reminders and keeps every record in one place, for a flat monthly price per door instead of a cut of your rent. See how Taz works.

Where this guide says a state has no rule on something, that means we found no statute setting one, which is not the same as none existing. Local ordinances and court practice can add requirements. Confirm anything you plan to rely on.

This guide is general information, not legal advice. Your management agreement and your specific facts matter. Talk to a Nevada attorney before ending a contract. Last checked September 2026.