Introduction

In the 2025 legislative session, our firm actively advocated for housing providers, working alongside key stakeholders to oppose harmful policies like rent control and eviction changes—efforts that ultimately contributed to the governor’s veto of these measures. 

2025 Passed Bills

🟢 EFFECTIVE IMMEDIATELY

AB 396 – ADUs & HOA Rental Restrictions

Effective: Immediately (requires local ordinance adoption)
Key Points:

• ADUs must be allowed in Clark/Washoe Counties and cities with 60K+ residents.
  
• HOA rental restrictions now must align with underwriting standards of lenders or insurers.
  
• Up to 2 ADUs per lot permitted.

AB 458 – Solar Net Metering for Affordable Housing

Effective: Immediately
Key Points:

• Applies to affordable housing (e.g., tax credit and those with certain HUD programs/subsidies).
  
• Allows installation of solar equipment for residential and common areas on site.
  
• Landlords must allocate certain savings to tenants; extensive disclosure requirements apply.

AB 540 – Governor’s Housing Act

Effective: Immediately
Key Points:

• Creates funding account for affordable housing projects and incentives.
  
• Requires local governments to fast-track approval for qualifying housing projects.
  
• New State Council: “Nevada Attainable Housing Council” will guide use of funds. Must include a representative from the multifamily housing industry.
• Launches a new statewide affordable housing database and optional rental credit reporting program.

🟡 EFFECTIVE JULY 1, 2025

AB 38 – Manufactured Housing

Effective: July 1, 2025
Key Points:

• New lease disclosures for mobile home parks.
  
• Must list manager contact info and office hours.
  
• Allows requiring tenants to maintain lots (with notice).

SB 49 – Deceptive Trade Practices

Effective: July 1, 2025
Key Points:

• Increases fines for violations (from $1K → $15K).
  
• Expands Nevada Attorney General’s enforcement authority.

SB 201 – Religious & Cultural Displays

Effective: July 1, 2025
Key Points:

• Landlords and HOAs can’t prohibit religious/cultural displays within certain limits.
  
• Required lease updates.
  
• Must follow detailed rules for temporary removal during repairs.

🔵 EFFECTIVE OCTOBER 1, 2025

AB 121 – Landlord-Tenant Fee Overhaul

Effective: October 1, 2025
Key Points:

• Landlords must offer at least one rent payment method with no fees and no bank info required of the tenant.
• Payment processing fees imposed by an online portal provider must be disclosed in the lease agreement.
• Landlords are prohibited from charging more than, or in addition to, the fee imposed by an online portal provider for online payment processing.
• Landlords must provide prospective tenants with a copy of the rental agreement upon request.
• Application fees must be refunded if the unit is rented to another and the landlord did not utilize the fee for its stated purpose of conducting background, credit, income, and other screenings on the applicant.
• All mandatory monthly charges, including base rent, must be stated in the lease agreement as a single figure (i.e., the “maximum total periodic rent”).
• Tight restrictions on how utilities are billed, if they are not included in the maximum total periodic rent.

View our article on utilities under AB 121 here.

View our AB 121 FAQ here.

AB 192 – Easement Relocation & Mortgage Modifications

Effective: October 1, 2025
Key Points:

• Property owners can now request court-approved relocation of certain private easements.
  
• Defines acceptable types of mortgage modifications and protects lien priority.

AB 241 – Multifamily Zoning Reform

Effective: Requires compliance by March 1, 2026
Key Points:

• Local governments must allow multifamily or mixed-use housing by right on commercial land.
  
• Must create expedited approval and appeal processes.

SB 114 – Employee Background Checks & Key Security

Effective: October 1, 2025
Key Points:

• Applies to 50+ unit properties in Clark/Washoe, 30+ units elsewhere.
  
• Require criminal background checks for any employee applicant who would have access to unit keys.
• Must have a written key policy at each qualifying property.
• Must maintain a log onsite of key access.
• Violators face actual damages, attorney’s fees, and other court-ordered remedies.

SB 166 – Supportive Housing & Pet Rights

Effective: October 1, 2025
Key Points:

• Landlords who accept certain Housing Division grants must allow at least one pet per unit.

AB 211 – Substandard Housing Enforcement & Receiverships

Effective: October 1, 2025
Key Points:

• Cities/counties may issue repair orders if a multifamily property has violations that substantially endanger health or safety.
• If repairs aren’t completed, lawsuits may be filed by the local government or by non-profits representing tenants.
• Courts may declare a property “substandard” and order:
  • Full repairs and rehabilitation
  • Payment of relocation benefits (moving costs, rent difference up to 120 days)
  • Reimbursement of inspection and legal costs
  • First-right-of-return for displaced tenants
• Courts may appoint a receiver to take over property operations, including rent collection and repairs.
• Owners cannot collect rent or interfere with the receiver once appointed.
• Tenants who caused the condition are not eligible for relocation compensation.

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