业主/租客法下的驱逐程序
一般而言，不得自行驱逐（self-help eviction）租客。在以下三种情况下，租客被剥夺对房屋的占有权：1）放弃占有；2）遗弃财产；3）被依法驱逐。只是因为你没有签订任何书面契约，并不表示你可以规避法律。法律对“业主”的定义较为宽泛，在咨询律师前不要轻易忽视法定程序。此外，即使你不是房东，如强制驱离租客或者住户，按照其他州立法律仍需承担责任。
按照州立法律，可分为两种驱逐程序：1）简易驱逐（summary eviction）；2）正式驱逐（formal eviction）。两种程序均以送达驱逐通知开始，但后续手续以及所需材料则互不相同。两种程序关键区别在于：（1）程序实施期限长短和（2）法官判决的依据标准。简易驱逐最长基本可以两个星期完成，取决于租客是否对驱逐提出异议；而正式驱逐程序可持续数月，耗费业主大量时间、财力和精力。要顺利执行简易驱逐，有关驱逐理由的关键事实不得存在争议。若租客以任何理由证明驱逐不当（比如业主未收到房租，但实际已支付），则驱逐将被驳回。
可访问以下网址，了解驱逐程序的基本内容：
http://www.clarkcountycourts.us/CivilSHC/landlord-tenant-evictions/index.html.
此外，业主应格外留意如下建议和忠告：
如上所述，业主首先需要向租客告知驱逐意图，这一做法不仅常见，且不可或缺。务必确保驱逐通知内容足够详尽，以使租客明确知晓迁离日期；此外，应采用合适方式确保通知及时送达。此处如有疏漏，可能导致驱逐遭到驳回。
与第一点密切相关的是，务必采用合适的通知类型。比如，三日通知（three-day notice）这一形式，不仅在租客出现妨害公众利益时可发出，也可以用于如下情形：1）违反租约，转让或转租房屋；2）房屋发生损毁；3）在房屋内从事非法经营；或者4）违反NRS 453.011 至 453.552 列出的(除 NRS 453.336之外)任何管制物品法。以下网址提供各种类型的通知：
http://www.clarkcountycourts.us/CivilSHC/landlord-tenant-evictions/forms.html.
合理设定时间至关重要。对于《五日内交租或迁离通知》，你必须等到第五天（指工作日）下午才能起诉；对于《五日内非法占住者迁离通知》，你必须在通知送达之日起五日后才能起诉。此外，你还必须等待租客陈述（affidavit）或答辩期结束后，才能起诉要求简易驱逐。
准备诉状时，务必使用租客进行陈述或答辩时所分配的案件编号，以免诉状遗失或被退回要求重新起诉。同理，务必采用通知函件上注明的租客姓名和地址，以免造成困扰或其他后果。
克拉克郡法院在自助中心（Self-Help Center）提供诉状的标准模板，可用于业主/租客这种情形下。但须注意，以上标准模板并不适用于以下情形：在住宅出售或者丧失住宅抵押赎回权之后驱逐租客或前业主，或者从活动房屋所在地块（mobile home lot）驱逐租客。
准备提起诉讼时，注意选择合适的法院。如涉及赔偿金额超过1万美元，应向州地方法院（district court）起诉；否则，应向由治安官主持的低级法院（justice court）起诉。注意：如寻求金钱赔偿，必须采取正式的驱逐程序。
务必谨记：“提起”诉讼，指的是完成书面材料的准备，并且将其呈递至法庭书记员加盖日期戳印，而不仅仅是指在最终期限前到达法院。因此，留足时间，做好充分准备。你需要了解相关知识，包括相关法院的庭审时间，因为不同法院的工作时段各不相同。
<ENGLISH TRANSLATION –
NEVADA EVICTIONS – MISSTEPS FOR AVOID FOR LANDLORDS>
Under Nevada law, self-help is not permitted to dispossess a tenant of his/her control of the leased property; dispossession happens in three ways (1) surrender possession (2) abandon property or (3) eviction. Just because you don’t have anything in writing, does not mean you can circumvent the law. The law defines “landlord” broadly, so don’t easily ignore the legal procedure before consulting an attorney. Moreover, even if you’re not a landlord, you could be liable under other state law for forcible removal of a tenant or occupant.
Under state law, there are two ways to make use of the eviction process: (1) summary eviction or (2) formal eviction. Both processes start out with service of eviction notice, but from there, the two processes diverge and require different documentation. The key differences between the two processes are (i) length of the process and (ii) standard for decision-making by the judge. A summary eviction process can take as little as two weeks depending on whether the cause for eviction, when notice is served and whether the tenant challenges the eviction. On the other hand, formal eviction process can take months on end and could cost the landlord much time, money and headaches. However, in order to prevail in a summary eviction process, there must not be any dispute as to key facts surrounding the reason for eviction; that is, if the tenant is able to demonstrate any reason why eviction is not proper (e.g. that payment was made but not received), then eviction will be denied.
An overview of the eviction process can be found on http://www.clarkcountycourts.us/CivilSHC/landlord-tenant-evictions/index.html. However, below are some additional tips for landlord to watch out for:
As mentioned, the first step – providing notice to the tenant of the landlord’s intention to evict – is both common and one of the most critical. Make sure the notices contain enough detail to let the tenant know when you expect him/her to vacate and that it is properly delivered to the tenant by “service.” If you make a mistake here, it could mean denial of your eviction case.
Related to the first point, make sure you choose the right notice to send. For instance, despite its name, the three-day notice can be used not only for nuisance situations, but also where the tenant is (i) assigning or subletting the premises contrary to the covenants of the lease; (ii) committing or permitting waste on the property; (iii) setting up or carrying on any unlawful business in or on the property; or (iv) violating any of the controlled substance laws in NRS 453.011 to 453.552 (except NRS 453.336). A list of notices can be found here: http://www.clarkcountycourts.us/CivilSHC/landlord-tenant-evictions/forms.html.
Timing is everything! If you served a “Five-Day Notice to Pay Rent or Quit,” you cannot file the complaint until after noon on the fifth full day (counting only business days) following the day of service. If you served a “Five-Day Notice to Quit for Unlawful Detainer,” you cannot file for five full business days after the day of service. Finally, you must wait until the time for the tenant to file an affidavit or answer has expired before filing a Complaint for summary eviction.
In preparing your Complaint, make sure to use the case number assigned when the tenant files an affidavit or answer to avoid your Complaint being lost or returned for re-filing. Also, be sure to use the tenant’s name and address as they appear on the notices that you served to avoid any confusion or issue later on.
The Clark County Courts provide standard form complaints at the Self-Help Center to be used in a landlord-tenant situation. But note: if you are evicting a tenant or a former-owner after the sale or foreclosure of a residence, or if you are evicting a tenant from a mobile home lot, do not use this standard form complaint.
When your Complaint is ready for filing, make sure you file with the right court. For damages more than 10K, file it with the district court. For damages under 10K, with the justice court. But note: if you’re seeking money damages, you must use the formal eviction process.
Keep in mind that when we refer to “filing” it means completing your papers and submitting them to the court clerk to be date-stamped. It does not mean simply getting to the courthouse before the deadline! So allow yourself plenty of time and be prepared. Among other things, know when the court hours are where you will be filing, because different courts close at different times.
