As the federal government shutdown extends into its second month, many property owners are asking how this affects their ability to collect rent, assess late fees, and proceed with evictions. The rules vary by state, so below is a summary of the current guidance for Nevada and Arizona landlords.
Nevada: Temporary Eviction Restrictions and Extended Timelines
Nevada courts have issued several administrative updates in response to the shutdown, along with new tenant protections for impacted federal, state, and tribal workers.
1. 7-Day Pay or Quit Notices
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Temporarily ineffective during the shutdown for tenants who qualify as federal, state, or tribal workers—or household members of one.
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Landlords may not charge late fees during the shutdown period.
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Rent must be accepted if paid for the period covering the shutdown and for 30 days after it ends.
2. 30-Day No Cause Notices
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Tenants may request to remain in possession during the shutdown and for 30 days afterward by providing written notice and proof of qualifying employment (federal, state, or tribal).
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If the shutdown continues beyond 30 days, landlords may petition the court for relief if they face financial hardship or risk of foreclosure.
3. Court Schedule Changes (Las Vegas Area)
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Fridays are no longer judicial days starting November 1, 2025, effectively extending response timelines for notices and filings.
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Court service hours will shift to Monday–Thursday, 7:00 AM to 5:00 PM, beginning December 26, 2025
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Updated 7-Day Pay or Quit forms now include a utilities section and new judicial-day rules for Henderson, Las Vegas, and North Las Vegas.
4. Reference Statutes
Relevant Nevada Revised Statutes include NRS 40.002–40.004, defining “federal worker,” “state worker,” and “shutdown,” and NRS 40.0025, defining qualifying household members.
Arizona: No Special Statewide Moratorium, but Courts Are Advising Flexibility
Arizona has not enacted statewide eviction restrictions tied to the shutdown. However, housing agencies and courts are encouraging property managers and landlords to work with affected tenants to avoid unnecessary filings or penalties.
1. Evictions Still Allowed
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Standard Arizona Landlord-Tenant Act procedures remain in place.
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There is no automatic protection from eviction for tenants employed by federal or state agencies.
2. Recommended Best Practices
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Verify tenant status — If a tenant provides documentation showing they are a furloughed or unpaid government worker, consider a payment plan or temporary rent deferral to avoid future disputes.
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Waive late fees when possible — While not required, doing so demonstrates good faith and can help prevent rent defaults or future collections issues.
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Document all agreements in writing — Any payment arrangements or extensions should be documented as an addendum or written acknowledgment signed by both parties.
3. Local Court Operations
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As of now, Arizona justice courts remain fully open. Filing deadlines and judicial days are unchanged.
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Eviction filings involving tenants affected by the shutdown may receive slightly longer hearing timelines if the tenant can show documented financial hardship due to non-payment by a government employer.
Practical Takeaways for Landlords
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Stay informed — Nevada owners must follow the new administrative rules and updated notice templates, while Arizona landlords should monitor local court guidance.
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Maintain empathy and communication — Many tenants affected by the shutdown are facing temporary hardship. Open communication often prevents costly turnover or legal delays.
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Review lease enforcement policies — Pause late fees or initiate flexible arrangements where feasible to comply with evolving legal standards and maintain positive tenant relations.
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Consult your property manager or attorney — Laws and administrative orders can shift quickly during prolonged shutdowns.
Final Note
At Rentals America, we’re continuing to monitor both state and federal developments and will notify our owner clients if new eviction restrictions or relief measures are introduced.
For Nevada owners, please ensure all 7-Day or 30-Day notices comply with the latest court order.
For Arizona owners, we recommend documenting any rent modifications carefully and communicating early with residents who may be affected.
