Housing (Landlords)

SB 78-82 updates landlord-tenant rules for property leases in Nevada. It requires rental agreements to include a grace period before late rent fees apply (Section 12), prohibits landlords from charging fees not listed in a separate appendix explaining each fee’s purpose (Section 12), and revises security deposit rules to mandate itemized accounting for deductions (Section 15). The bill also updates the definition of "normal wear" to mean expected deterioration from regular use (Section 11) and bans fees not authorized by law or deemed unreasonable (Section 14). These changes directly affect landlords and tenants by increasing transparency around fees, security deposits, and late charges.

SB 436 requires landlords owning five or more properties in Nevada (or using a property manager) to register with a statewide Housing Division registry, which will include details like property addresses, rent amounts, and manager information. It mandates that tenants can file complaints online, with these posted publicly, and requires landlords to provide tenants with temporary, comparable housing or a hotel room at no cost within 24 hours if essential services (like heat or water) fail after written notice. Landlords must cover relocation costs (e.g., per diem, storage) but tenants still pay rent during the disruption. If repairs can't be completed within 60 days, landlords must notify tenants they can end the lease without penalty and return security deposits.

AB 38 extends existing Nevada housing regulations for manufactured homes and mobile homes to cover manufactured buildings and factory-built housing. It updates key requirements, including sales reporting (Sections 12-13), certificate and label standards (Sections 19-23), and financial protections like claims against licensees for fraud (Sections 10-11). The bill also expands landlord disclosure rules for manufactured home parks (Section 37) and clarifies enforcement authority for the Housing Division. These changes directly affect dealers, manufacturers, and landlords in the manufactured housing sector by applying current regulatory frameworks to these housing types.

AB 218 requires Nevada landlords to provide at least one free rent payment method that doesn’t require tenants to share bank details or pay extra fees for using it. It prohibits landlords from charging tenants more for online payments than the fee charged by the payment service provider. The bill mandates rental agreements to list the total rent (including mandatory fees) as a single amount and separately identify any online payment fees. Tenants can sue landlords who violate these rules, directly affecting landlords and renters in Nevada housing.

AB 280 requires landlords to refund rental application fees if they rent to another tenant without using the fee (e.g., for credit checks). It bans landlords from charging fees for minors in a household (like background checks for children). The bill mandates that all rental agreements include separate, clear appendices explaining all fees and tenant rights under law. It also temporarily prohibits rent increases exceeding 10% for existing tenants aged 62+ or relying on Social Security, effective July 2025 through December 2026.

AB 201 expands automatic sealing of eviction court records for tenants in summary eviction cases. It requires records to be sealed without court review when: (1) a tenant requests sealing and the landlord doesn’t oppose it, (2) an eviction action is dismissed or denied, or (3) an appeal results in dismissal or denial of the eviction. The bill also creates a presumption that sealing is appropriate if a tenant files a sealing request over one year after an eviction order. This directly affects tenants facing summary evictions by making their court records private under these specific circumstances, reducing barriers to housing and employment.