Nevada Subcontractor Agreement Template | Statutory Compliant
Generate a construction subcontract tailored to Nevada law — with statutory prompt payment deadlines, retainage caps, lien waiver rules, and anti-indemnification protections built in.
Contract Parties
Subcontractor
Project & Schedule
Payment Terms
Total subcontract price for your scope of work.
Nevada rules: Nevada does not cap retainage by statute on private construction; retainage is negotiable.
Days after GC receives owner payment.
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Download a clean, print-ready PDF with all Nevada statutory clauses included — prompt payment, retainage, lien waiver, and indemnification.
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Subcontractor Agreement
Construction Subcontract — State of Nevada
This Subcontractor Agreement (the “Agreement”) is made and entered into as of October 5, 2026 by and between [General Contractor Name] (“General Contractor”) and [Subcontractor Name] (“Subcontractor”), governed by Nevada Revised Statutes Chapter 609, Chapter 33-2 and the laws of the State of Nevada.
General Contractor
[General Contractor Name]
Subcontractor
[Subcontractor Name]
Project Owner
—
Project Address
—
Contract Price
[Contract Price]
License #
—
1. Scope of Work
Subcontractor shall furnish all labor, tools, equipment, and materials necessary to complete the agreed scope of work in a good and workmanlike manner, in compliance with all applicable building codes.
2. Payment
GC shall pay Subcontractor within 10 days after receiving payment from the Project Owner. Under NRS 609.215, the general contractor must pay subcontractors within 15 days after receiving payment from the owner, and if the owner fails to pay within 30 days of a proper invoice, interest at 1% per month plus $1,000/day penalty and attorney fees are available.
3. Retainage
GC may withhold 10% retainage from each progress payment. Nevada does not cap retainage by statute on private construction; retainage is negotiable. On public works under NRS 338.070, retainage cannot exceed 5% after 50% completion.
4. Lien Waivers
Nevada does not require statutory lien waiver forms; waivers are enforceable if they clearly identify the hard-coded project, amount, and date. Conditional waivers are best practice until payment clears to preserve lien rights under NRS Chapter 33.
5. Mechanics Lien Rights Preserved
Nevada requires recording a lien within 90 days after completion or abandonment of the work, followed by foreclosure within 6 months of recording. Nevada does not require a statutory preliminary notice for private projects; best practice is a voluntary Notice of Intent to lien.
6. Indemnification
Nevada under NRS 338.010 voids provisions in construction contracts requiring a subsectionor to indemnify another party for that party’s sole negligence or willful misconduct. Nevada also requires contracts be in writing and signed by both parties under NRS 338.010.
7. Governing Law
This Agreement is governed by the laws of the State of Nevada, including Nevada Revised Statutes Chapter 609, Chapter 33-2 (Nevada Lien Law); Prompt Pay at NRS 609.215 (private) and NRS 338.510 (public).
[General Contractor Name] — General Contractor
Print Name / Title
[Subcontractor Name] — Subcontractor
Print Name / Title
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Nevada Payment & Retainage Rules
Under NRS 609.215, the general contractor must pay subcontractors within 15 days after receiving payment from the owner, and if the owner fails to pay within 30 days of a proper invoice, interest at 1% per month plus $1,000/day penalty and attorney fees are available.
Retainage Cap
Nevada does not cap retainage by statute on private construction; retainage is negotiable. On public works under NRS 338.070, retainage cannot exceed 5% after 50% completion.
Pay-When-Paid
Your agreement states that owner payment is a timing mechanism, not an absolute condition precedent — preserving your right to payment and statutory remedies under Nevada Revised Statutes Chapter 609, Chapter 33-2.
Lien Waivers
Nevada does not require statutory lien waiver forms; waivers are enforceable if they clearly identify the hard-coded project, amount, and date. Conditional waivers are best practice until payment clears to preserve lien rights under NRS Chapter 33.
Your Mechanics Lien Rights in Nevada
This agreement expressly preserves your right to record a mechanics lien and serve statutory preliminary notices — no pay-if-paid, pay-when-paid, or lien waiver clause in the document can waive your lien rights beyond payment actually received.
Nevada requires recording a lien within 90 days after completion or abandonment of the work, followed by foreclosure within 6 months of recording.
Nevada does not require a statutory preliminary notice for private projects; best practice is a voluntary Notice of Intent to lien.
Deadlines matter: missing a Nevada lien or notice deadline can permanently waive your security interest in the project. Calendar both dates the day you mobilize on site.
Indemnification Limits Under Nevada Law
Nevada under NRS 338.010 voids provisions in construction contracts requiring a subsectionor to indemnify another party for that party’s sole negligence or willful misconduct. Nevada also requires contracts be in writing and signed by both parties under NRS 338.010.
Nevada Subcontractor Agreement FAQs
When must a general contractor pay me under Nevada prompt payment law?
Under NRS 609.215, the general contractor must pay subcontractors within 15 days after receiving payment from the owner, and if the owner fails to pay within 30 days of a proper invoice, interest at 1% per month plus $1,000/day penalty and attorney fees are available. Your subcontract should mirror these statutory deadlines so that late payments automatically trigger the statutory interest and remedies without negotiation.
How much retainage can a GC legally withhold in Nevada?
Nevada does not cap retainage by statute on private construction; retainage is negotiable. On public works under NRS 338.070, retainage cannot exceed 5% after 50% completion. Your agreement should specify the exact retainage percentage, the release schedule (typically at substantial completion and final completion), and payment of statutory interest on withheld retainage.
Are pay-if-paid clauses enforceable in Nevada subcontracts?
While Nevada has not enacted a blanket statutory ban on pay-if-paid clauses, courts and statutes in most states treat "pay-when-paid" as a reasonable timing provision rather than an absolute condition. Check Nevada Revised Statutes Chapter 609, Chapter 33-2 (Nevada Lien Law); Prompt Pay at NRS 609.215 (private) and NRS 338.510 (public) for specific restrictions, and make sure your subcontract states that payment from the owner is not an absolute condition precedent to your right to be paid.
What lien waiver rules apply in Nevada?
Nevada does not require statutory lien waiver forms; waivers are enforceable if they clearly identify the hard-coded project, amount, and date. Conditional waivers are best practice until payment clears to preserve lien rights under NRS Chapter 33. Never sign an unconditional waiver until payment has actually cleared your bank account, and make sure your waiver identifies the specific billing period and amounts to avoid losing lien rights on future work.
Can a Nevada subcontract require me to indemnify the GC for the GC’s own negligence?
Nevada under NRS 338.010 voids provisions in construction contracts requiring a subsectionor to indemnify another party for that party’s sole negligence or willful misconduct. Nevada also requires contracts be in writing and signed by both parties under NRS 338.010. Always read the indemnification clause carefully — even in states with anti-indemnity statutes, "broad form" indemnity for joint negligence is typically still enforceable.
How do I preserve my mechanics lien rights in Nevada?
Nevada requires recording a lien within 90 days after completion or abandonment of the work, followed by foreclosure within 6 months of recording. Nevada does not require a statutory preliminary notice for private projects; best practice is a voluntary Notice of Intent to lien. Send statutory notices by certified mail or another trackable method, keep copies of everything, and calendar the deadlines immediately upon each project’s completion.