Is a Month-to-Month Lease Better for Landlords?

When renting out a property, you have the option to do so either long-term or short-term. A long-term lease agreement usually runs anywhere from 6 months to a year. A short-term lease, on the other hand, runs month-to-month.

If you’re considering a month-to-month lease, there are a couple of things you should know. This post will cover the pros and cons of using a month-to-month lease.

Pros of a Month-to-Month Lease

The End Date is Flexible

A long-term lease runs for a specific period of time, typically a year. As such, you’ll be contractually tied to the tenant for the entire year unless they break it early or violate its terms and you have them evicted.

A month-to-month lease is different! To terminate the lease, all you need to do is serve the tenant a 30 days notice that you won’t be renewing their lease.

More Control Over Who Rents Your Property

This is another advantage of having a month-to-month lease over a long-term lease. Unlike in a long-term lease, you won’t be stuck with a difficult tenant for a long period of time. You can simply terminate their lease by serving them proper notice.

On the other hand, if you rent to a great tenant, you can continue renewing their lease until they eventually choose to move out on their own.


A Great Way to Test the Waters

Are you just getting started in the world of real estate investing? If so, a month-to-month lease agreement can be a great option for you. It can enable you to test the waters of self-management without forcing you into a long-term commitment.

You Can Easily Make Changes to the Lease

With a long-term lease, you’ll only be able to make changes after the contractual period has ended. This can mean waiting for a whole year.

But with a month-to-month lease, you may be able to do so before every lease renewal. For example, if you want to raise the rent, you can do so before the start of the next rent period provided you follow the correct legal procedure.

There is No Penalty for Breaking the Lease

As long as you notify your tenant, there is generally no penalty for breaking a month-to-month lease. Usually, with a short-term lease, it’s expected that either party will break the lease at some point.

Cons of a Month-to-Month Lease

The End Date Is Uncertain

In some situations, knowing when a lease is coming to end can be beneficial. However, with a month-to-month lease, you’ll have to deal with a lot of uncertainty.


It’s the goal of every landlord to want to rent to a great tenant who pays rent on time, cares for their unit, and renews their lease. Having to find a new tenant, however, can not only be stressful but also costly as well.

You’ll Have to Work with Short Notices

If a tenant notifies you that they will be moving out at the end of the month, you’ll have 30 days to find a replacement tenant. Generally, this time won’t be sufficient for you to re-lease the property.

Finding a tenant is a multi-process involving:

  • Making your property rent-ready
  • Creating a captivating rental ad
  • Running a marketing campaign
  • Hosting open houses
  • Screening prospective tenants

Your Rental Income May Not be Stable

Having great tenants that take their responsibilities seriously is always a win. However, keeping them temporarily will not provide you with a steady stream of rental income.

How Does a Month-to-Month Lease Agreement Work in Nevada?

A landlord and tenant can enter into a month-to-month agreement by signing a written contractual agreement. Once the agreement is active, both parties obtain certain rights and responsibilities under the Nevada landlord-tenant laws.

How Much Notice do You have to Provide Your Nevada Tenant to Terminate the Lease?

Any party in the lease can terminate a month-to-month lease by giving the other a 30-days written notice. There is an exception for tenants aged at least 60 years or who have a disability, though. In which case, you must provide them with an additional 30-day extension.


There are also notice delivery requirements in the state of Nevada. When serving your tenant with a notice, you must deliver it in either of two ways: in person or by mail. For tenants, they must deliver the notice to you in person. They must also do so in
the presence of a witness.

Do You Need to Provide Your Tenant a Written Notice to Raise the Rent?

Yes! You must provide your tenant a notice of at least 45 days before increasing their rent. The notice must be written.

How Can You Evict a Tenant on a Month-to-month Lease?

If a tenant refuses to move after the notice period ends, you can begin eviction proceedings against them. You must file a complaint in an appropriate court.

After notarization by the court’s clerk, a summons and complaint will be served on the tenant. This service task will be accomplished by a process server, such as a sheriff, deputy sheriff, or constable. A hearing will then be held, and the court will make its judgment.

If the judgment is in your favor, the court will issue you an Order for Removal. This will be the last notice for the tenant to leave the unit. If they don’t move out within the notice period, the sheriff will return and remove them.

Bottom Line

So, is a month-to-month lease better for landlords? There is no straightforward answer, you’ll need to examine both the pros and cons to see what works for you. If you are still not sure which way to go, Evolve Nevada can help! We’re a trusted property management company in Reno and Sparks Nevada.

Contact us today to learn about our full-service property management solutions!

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I could not be happier with my decision to engage Evolve Nevada to manage my rental property. They are a perfect mix of expertise and personal touch that makes the relationship constructive and worthwhile. I rely on Evolve Nevada not just for the mechanics of renting my home, but for trusted advice on best ways to proceed -- leveraging their experience -- that will benefit me long-term. I highly recommend Evolve Nevada for property management.

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