Can I change the locks or remove a squatter's belongings myself in Nevada?

No, absolutely not. Self-help eviction violates NRS 40.253 and can result in civil liability and criminal charges against you. You must go through the formal unlawful detainer court process, even for squatters with no legal claim to the property.

How long does it take to evict a squatter in Nevada?

Typically 30 to 60 days if everything is done correctly. The timeline includes a five-day notice period, the court hearing, and then the sheriff's execution of the eviction order. This assumes the squatter doesn't contest the case, which most don't.

Do squatters in Nevada have any legal right to stay if they've lived on the property for a certain amount of time?

No. Nevada eliminated adverse possession claims for residential property in 2009, so length of occupancy doesn't grant anyone legal rights to stay. However, established residency might trigger stricter eviction requirements, which is why you need an attorney to navigate it correctly.

Squatters Rights in Nevada

The Scenario That Started This Article

You own a rental property in Nevada and haven't checked on it in six months. When you finally drive by, there's a car in the driveway, lights on inside, and someone's clearly living there. You've never signed a lease with these people. Your first thought? "They're squatters. (More on this below.) I'll just call the cops and have them removed." Here's where most landlords get it wrong—and it costs them thousands in legal fees and months of frustration.

Here's the thing: Nevada doesn't have "squatter's rights" the way some states do

Nevada abolished adverse possession claims for residential properties back in 2009. What that means in plain English is this—someone can't just live on your property long enough and eventually claim they own it or have a right to stay. That's the good news. But—and this is a big but—Nevada still requires you to follow strict eviction procedures, even when someone's occupying your property illegally. You can't just show up with a locksmith and change the locks. That's a crime, actually. It's called "forcible entry," and you could end up facing criminal charges yourself.

The Real Mistake Most Landlords Make

People assume that because someone doesn't have a lease, they can be removed quickly and cheaply. Not in Nevada. If someone's been living in your property and receiving mail there, they've arguably established residency—and Nevada law says you need to go through formal eviction court to get them out. NRS 40.250 (that's Nevada Revised Statute section 40.250) requires you to file for unlawful detainer, which is the legal term for eviction when someone won't leave.

The process looks like this: you file a complaint with the district court, serve the person with notice (you can't just post a flyer), wait at least five days, then attend a court hearing. If you win—and you probably will, since they have no legal claim to be there—the judge issues a judgment and you can finally get a sheriff's deputy to remove them. The whole thing typically takes 30 to 60 days if you've got all your paperwork right.

Can You Evict Without a Court Order? Absolutely Not

I know this is frustrating to hear, but Nevada courts take this seriously. Even if you own the property free and clear, even if the person has been there illegally for weeks, you can't physically remove them or their belongings yourself. Self-help eviction—which includes changing locks, removing belongings, or shutting off utilities—violates NRS 40.253. You'll face civil liability and potentially criminal charges. A tenant (or squatter, really) can sue you for damages, and the court might award them statutory damages of up to one month's rent plus actual damages. It's backward, I know, but it's the law.

What You'll Actually Need to Do

Start by documenting everything. Take photos, note dates and times you've observed someone on the property, and gather any mail or evidence they're living there. Then contact a Nevada-licensed attorney who handles evictions or unlawful detainer cases. This isn't a DIY situation if you want it done right the first time. You'll need to file your complaint with the district court in the county where the property sits, and the filing fee typically runs around $150 to $300 depending on the county.

Your attorney will help you serve the defendant (that's the person squatting) with a summons and complaint. Service has to be done properly—certified mail alone won't cut it in Nevada. Once the five-day waiting period passes, you'll go to court. Most squatters don't show up to defend themselves because, well, they don't have a legal defense. The judge will grant you a judgment for possession, and then you can request a writ of execution from the sheriff's office to physically remove them.

One More Thing About Residency

Here's where people get tripped up: if the squatter has received mail at your property, had utilities in their name, or can show they've been there openly for a sustained period, they've potentially established residency. That actually doesn't help them stay (Nevada eviction law doesn't recognize that as a defense), but it does mean you absolutely cannot skip the court process. The court needs to formally strip away any residency claim. This is why trying to remove someone yourself always backfires—you're acknowledging they had a right to be there by going through formal eviction, which strengthens the case that they had residency.

Your Next Step Today

If you're dealing with squatters right now, call a Nevada eviction attorney this week. Don't wait, and don't try to handle it yourself. The $300 to $500 you'll spend on legal consultation is infinitely cheaper than paying damages for illegal self-help eviction or having the court throw out your case because you didn't serve properly. Get the process started correctly, and you'll have your property back in a month or two instead of months of hassle.