Nevada Mobile Home Park Laws
Nevada's manufactured home park act, NRS chapter 118B, governs the tenancy of a resident who owns the home and rents the lot beneath it in a park of two or more lots, and its three headline rules are a 90-day written notice before any lot-rent increase, termination only on the grounds the act lists, and at least 180 days' notice before a park may close or change use.
Cited to NRS ch. 118B and 4 more sources · Verified August 18, 2026
There is no ceiling on how much rent may rise; instead the rent charged after an increase must match what the park charges for homes of the same size or lots of the same size or similar location, and rent is frozen once a closure notice is served or a land-use application is filed. When a park closes or converts, the owner pays to move each home and its appurtenances up to 150 miles, pays $250 for a shed it cannot move, and pays the home's fair market value where the home cannot go at all. Residents get advance word that a park is being listed for sale, but only if their association asked for the notice and renews its request each year, and the act gives them no right to buy. The Housing Division of the Department of Business and Industry administers the chapter: its Administrator can mediate a grievance, investigate a complaint, order corrective action and fine a park, and it runs a lot rent subsidy for low-income home owners funded by an annual fee on every lot in a for-profit park.
| Governing act | Landlord and Tenant: Manufactured Home Parks — NRS ch. 118B |
|---|---|
| Federal lender protections already required by state law | 4 of 8 (see the table) |
Each row below is a state rule (with its citation) or an honest "no state rule" with what governs instead — lease terms and the general landlord-tenant law still apply where the park act is silent. This page covers a resident who owns the home and rents the lot; a home rented from the park is an ordinary Nevada tenancy.
On this page: Scope · Lot rent, fees and utilities · Lease, rules and disclosure · Termination and eviction · Closure and change of use · Sale of the park · The resident's home · Federal lender protections · Common questions · Citations
A. Scope — who and what the act covers
| Rule | Nevada law | Source |
|---|---|---|
| State agency with a role in park tenancies | Housing Division of the Department of Business and Industry, through its Administrator and its manufactured housing section Nevada's Housing Division administers the manufactured home park act and takes tenant and landlord complaints. On a complaint the Administrator may mediate the grievance, issue subpoenas for records strictly relevant to it, make inspections, investigate, and issue a notice of violation stating the corrective action and the time allowed for it. If the corrective action is not taken, the Administrator may extend the time, ask the district attorney to prosecute, or apply to the district court for an injunction, and may fine up to $1,000 either way. The Division also collects annual rent and vacancy data from every park, runs the lot rent subsidy for low-income home owners, and keeps the register of park owners, managers and assistant managers. | NRS 118B.022 1; NRS 118B.024 2; NRS 118B.026 2, 3; NRS 118B.251 1; NRS 118B.085 |
| Resident may sue under the act | Yes A resident may go to court under the act, though the act grants the right claim by claim rather than in one general clause. A tenant may recover actual damages for a void lease provision, actual damages where the landlord cuts off a utility to force the tenant out, and rent abatement or the cost of substitute housing where the home is unfit for occupancy. A tenant, a landlord or the district attorney may sue over an adverse action taken because someone called for emergency help, with declaratory and injunctive relief, actual damages and attorney's fees available. Anyone who paid for or placed a home in reliance on false or misleading promotional material may sue to rescind and recover damages and fees. A lease may not make the tenant pay the landlord's attorney's fees, although it may award fees to whoever prevails. The one closed door is the Division itself: no action lies against the Division or its officers for anything they do or fail to do under the act. | NRS 118B.050 3, closing sentence; NRS 118B.152 5; NRS 118B.220 1, 2; NRS 118B.225; NRS 118B.023 |
| Minimum park size for the act to apply (lots) | 2 lots The act applies once two or more manufactured homes or manufactured home lots are rented or held out for rent on a tract of land. A tenant is the owner of a manufactured home standing on a rented lot in such a park, and a lot is land rented to hold a manufactured home or a recreational vehicle for three months or more. Land where more than half the lots go overnight or for less than three months to recreational vehicles is not a park, and neither is land where homes are used occasionally for recreation rather than as permanent residences. | NRS 118B.017 definition of "manufactured home park"; NRS 118B.0185 definition of "tenant"; NRS 118B.016 definition of "manufactured home lot" |
| Other size thresholds that switch rules on |
| NRS 118B.086 1; NRS 118B.089 1; NRS 118B.075; NRS 118B.080 4; NRS 118B.110 1 |
| Park-owned rental homes | Ordinary landlord-tenant law applies Renting the home itself, rather than the lot beneath it, sits outside this act and under Nevada's general residential landlord-tenant law. The act defines a tenant as the owner of a manufactured home located on a rented lot, so someone who rents the home from the park is not a tenant under it. Nevada's dwellings act, NRS chapter 118A, applies to every rental agreement for a dwelling in the state except one that is subject to chapter 118B, which leaves the rental of a home in a park to chapter 118A. The park act reaches such an arrangement at one point only: where a home owner leases the home out, the lease must also state who owns the home, the year it was made, the year it came into the park, the year the owner acquired it and the date of each inspection. | NRS 118B.0185 definition of "tenant"; NRS 118B.045; NRS 118A.180 1, 2(a) |
| RVs and park-model homes | Included after a qualifying period A recreational vehicle comes under the act once its lot is rented for three months or more. A manufactured home lot is defined as land rented to hold a manufactured home or a recreational vehicle for three months or more, and the act expressly does not apply to a lot rented overnight or for less than three months, to a recreational vehicle on such a lot, or to a lot or home used occasionally for recreation rather than as a permanent residence. A tract where more than half the lots go overnight or for under three months to recreational vehicles is not a park at all. Termination rules reach a lot rented for a recreational vehicle unless the lot is one designated as a recreational vehicle lot under the eviction statutes. | NRS 118B.016 2; NRS 118B.020 2, 3, 4; NRS 118B.017 1; NRS 118B.190 1 |
| Local rent regulation of park lots | No statute addresses local regulation of lot rents No Nevada statute says whether a city or county may regulate the rent charged for a park lot. The park act has one preemption clause and it is about something else: a local law that conflicts with the rule protecting a tenant who calls for emergency help is void. Neither the park act nor the dwellings act, NRS chapter 118A, addresses local rent regulation, and the chapters setting out the powers of cities and of counties carry no rent control section. What the act does regulate directly is the notice and the parity a landlord must observe when it raises rent. | NRS 118B.152 3; NRS 118B.150 1(a); NRS ch. 118A |
B. Lot rent, fees and utilities
| Rule | Nevada law | Source |
|---|---|---|
| Notice before a lot-rent increase | 90 days Lot rent may go up only if the tenant received written notice 90 days before the first increased payment. Prospective tenants must be given written notice of the increase before their tenancy begins. Where the landlord knows, or reasonably should know, that a tenant is receiving lot rent assistance from the state's affordable housing account, the same 90 days' written notice must also go to the Administrator of the Housing Division. Any increase in an additional charge for a special service must be the same amount for every tenant using that service. The 90-day rule does not apply to a corporate cooperative park, a park owned by a nonprofit cooperative corporation controlled by its own tenants. | NRS 118B.150 1(a)(2), 1(a)(3), 3; NRS 118B.0117 definition of "corporate cooperative park" |
| How often rent may be raised | There is no limit on how often lot rent may be raised, but rent is frozen once the park is on the way out: no increase after a closure notice is served, and none for the 180 days before a land-use application is filed or at any time after it is filed. Nevada sets no minimum interval between increases and no annual cap on their number. Each increase carries its own 90 days' written notice and must meet the parity rule, which is what limits repeated increases in practice. The two freezes are firm. After a closure notice is served the landlord may not raise the rent of any tenant. Where the landlord applies for a change in land use, permit or variance affecting the park, it may not have raised rent in the 180 days before filing and may not raise it at any time after filing, unless it withdraws the application, or the local body denies it, and the park stays open. | NRS 118B.150 1(a); NRS 118B.177 9; NRS 118B.183 7 |
| Statewide limit on lot-rent increases | No state rule No Nevada statute caps how much lot rent may go up. What the act imposes instead is parity within the park: after an increase, the rent charged must be the same as the rent charged for homes of the same size, or for lots of the same size or of a similar location in the park, counting lots held on long-term leases of more than 12 months. A landlord may still give a selective discount to tenants who have a disability, are 55 or older, are long-term tenants where the agreement sets out the qualifying period, pay on time, or pay by check, money order or electronic means. The section that would carry a ceiling is NRS 118B.150, and it carries none. Two other rules push the other way on amount: rent must be reduced proportionally when a service, utility or amenity is decreased or eliminated, and the landlord may not raise rent to recover that lost revenue; and no fee, surcharge or increase may be used to recover more than the actual cost of a governmentally mandated service or tax. | NRS 118B.150 1(a)(1), 4; NRS 118B.153 1; NRS 118B.140 1(b)(9) |
| How a resident can challenge an increase | A tenant complains to the Housing Division, and on that complaint the Administrator may mediate the grievance, investigate, order corrective action and fine the landlord; tenants holding a quarter of the lots may also require the landlord to sit down with a resident group. Nevada has no rent board and no route to argue that an increase is too high. What can be challenged is whether the increase followed the rules: the 90 days' written notice, the parity requirement, and the two freezes that apply when a park is closing or changing use. A written request signed by the occupants of at least 25 percent of the lots obliges the landlord, or a designated representative with real authority, to meet a group of up to five tenants within 45 days to hear complaints and suggestions, with the meeting posted 10 days ahead; if the landlord's lawyer attends, the tenants may bring one too. The Administrator may issue a notice of violation setting the corrective action and a deadline, extend it, refer the matter to the district attorney, seek an injunction in district court, and impose a fine of up to $1,000. Landlord and tenant may also agree to arbitrate any dispute under the act. | NRS 118B.024 2(b); NRS 118B.026 1, 2, 3; NRS 118B.110 1, 2, 5; NRS 118B.240; NRS 118B.251 1 |
| Entrance fee prohibited | Yes A landlord may not charge or receive any entrance fee for taking up occupancy of a lot. The same paragraph bars a landlord from requiring a person to buy a home from anyone as a condition of renting a lot, and from offering a rent or fee adjustment or any other incentive to induce such a purchase. The bar does not reach a corporate cooperative park. | NRS 118B.140 1(a), 1(b)(1), 2 |
| Exit or removal fee prohibited | Yes A landlord may not charge or receive any exit fee for leaving a lot. Entrance and exit fees are barred by the same words, and a lease provision that tries to reinstate one is unenforceable because the act's rights may not be waived. The bar does not reach a corporate cooperative park. | NRS 118B.140 1(b)(1), 2; NRS 118B.050 1 |
| Undisclosed fees uncollectible | Yes A fee the landlord did not disclose in advance may not be charged. Nevada reaches that result through several specific bars rather than one general clause. The written agreement must set out the amount of rent, any charge for late payment or a dishonored check, the deposits that may be required, any charge for a capital improvement stated separately with the collection period and total to be recovered, and any other fee charged on top of base rent. A park rule may not be used to impose any additional charge for occupancy or to modify the terms of the agreement. An additional service fee may be charged only where the service is needed to protect tenants' health and welfare, written notice went to each tenant 90 days before the first payment, and prospective tenants were told on or before the start of their tenancy, and it may be charged only for as long as the service lasts. | NRS 118B.040 3(b), 3(e), 3(o), 3(p); NRS 118B.100 3; NRS 118B.140 1(b)(5) |
| Utility billing rules | A landlord that bills tenants individually from one park utility bill must post, or give each tenant, a copy of the park's bill and a statement of the share each tenant owes. Several other rules run alongside it. Planned repairs that will interrupt a utility or service need at least 24 hours' written notice. A landlord may not interrupt a utility with the intent to end the occupancy, except for nonpayment of utility charges when due, and owes actual damages if it does. No fee, surcharge or rent increase may be used to recover the cost of converting from a master water meter to individual meters, or to recover more than the actual cost of a governmentally mandated service or tax. Rent must fall proportionally when a utility, service or amenity is reduced or dropped. Only a person authorized by law may connect electricity, water, natural gas or propane, and a Division employee who suspects otherwise must report it to the Administrator and the utility. A late fee on utility charges must follow the requirements set by the Public Utilities Commission of Nevada. If essential services such as fuel, water, electricity or sewer are not adequately provided for more than 48 hours, the home counts as unfit for occupancy and the tenant may abate rent or recover the cost of substitute housing. | NRS 118B.155; NRS 118B.157; NRS 118B.150 1(g); NRS 118B.140 1(b)(6), 1(b)(8), 1(b)(9); NRS 118B.153 1; NRS 118B.154; NRS 118B.220 1, 3 |
| Submetering required or regulated | Yes Individual meters are not required, but the act regulates what a park may do when it installs them. A landlord may not charge any fee or surcharge, or raise rent, to recover from tenants the cost of converting from a master-metered water system to individual water meters on each lot. Where the park is billed once and passes the cost on, it must post or give each tenant a copy of the park's utility bill together with a statement of the share each tenant owes, so an unmetered apportionment is at least visible. The landlord must also keep in good working order any utility service apparatus on the lot, up to the disconnection point, that is not part of the home. | NRS 118B.140 1(b)(8); NRS 118B.155; NRS 118B.090 2 |
| Lot security deposit rules | Every deposit is refundable, must be accounted for in an itemized written statement, and must be refunded within 21 days after the tenancy ends; Nevada sets no ceiling on the amount. Any payment, deposit, fee or other charge required on top of periodic rent, utility charges or service fees, and collected as prepaid rent or to cover a tenant default, counts as a deposit. The landlord must keep a separate record of deposits and may claim from one only what is reasonably necessary to make good unpaid rent, utility charges or service fees and to repair damage the tenant caused to the park. A deposit taken to cover default must be returned no later than five years after the landlord received it or at the end of the tenancy, whichever comes first, with interest compounded annually at the average of prevailing deposit rates as determined by the Administrator. When the park changes hands the deposit goes with it, the new owner is jointly liable with the old one if it does not, and until the money is returned or accounted for the tenant cannot be made to put up another deposit. A tenant's claim to a deposit outranks the claims of the landlord's creditors. A separate, smaller rule lets the landlord take a deposit at least a week ahead for exclusive use of the clubhouse, pool or other park facilities, and refund the unused part by the eighth day after the use. The deposit section does not reach a corporate cooperative park. | NRS 118B.060 1, 2, 3, 4, 5, 6, 7, 8, 9; NRS 118B.150 2 |
C. Lease, rules and disclosure
| Rule | Nevada law | Source |
|---|---|---|
| Written lease | Required A rental agreement or lease for a manufactured home lot must be in writing, and the landlord must hand the tenant a copy when the tenant signs it. Before it may take any application fee the park must also give the applicant the agreement, the park rules, any sale, closure or conversion notices the act requires, the criteria used to decide whether to accept an applicant, a list of every rent increase for that lot over the last five years, and the landlord's maintenance responsibilities. The agreement itself must cover 16 listed subjects, among them the duration, the rent and any late or dishonored-check charges, restrictions on children or pets, which utilities and services are included and who pays for them, deposits and the conditions for their refund, the lot's dimensions, any restriction of the park to older persons, how to report a nuisance or a code violation, and any charge for a capital improvement stated separately. | NRS 118B.040 1, 2, 3 |
| Minimum lease term that must be offered | No state rule Nevada does not require a park to offer a lease of any minimum length. The section that sets out what a rental agreement must contain requires it to state the duration but says nothing about how long that duration must be, and no other section obliges the landlord to offer a year. A term of more than 12 months has a name in the act, a long-term lease, but only because rent parity has to be measured across long-term and month-to-month lots alike. Where a tenant stays on after the term ends, the tenancy runs week to week if rent is paid weekly and month to month in every other case, on the same terms as before unless both sides agree otherwise in writing. | NRS 118B.040 3(a); NRS 118B.150 1(a)(1), 4; NRS 118B.190 4 |
| Notice to end a tenancy without cause | No state rule There is no notice period for ending a lot tenancy without cause, because Nevada offers no way to do it. Whatever the length of the tenancy and whether or not its term has run out, the agreement may be terminated only on one of the grounds the act lists, each carrying its own notice period. The 45 days that apply to a termination for any reason other than nonpayment, nuisance or a change of land use are a notice period for those listed grounds, not a route to end a tenancy without one. | NRS 118B.200 1; NRS 118B.190 1(e), 2 |
| Notice before park rules change | 60 days A park rule adopted or amended after the tenant signed the agreement binds the tenant only if the tenant agrees to it in writing or is given 60 days' written notice. Before that, the landlord must hold a meeting of the tenants to discuss the proposal and must give every tenant notice of the proposal and of the date, time and place of the meeting at least 60 days ahead, with a copy of the proposed rule attached; an item in a park newsletter does not count as that notice. The same two-step applies before a park may require tenants to pay for a capital improvement. Rules must be reasonably related to their purpose, explicit enough to tell a tenant what to do, adopted in good faith, consistent with the act, and enforced uniformly against every tenant including the managers, and one that is not uniformly enforced may not be enforced at all. Only one version of the rules or the architectural standards may be in force at a time, and the landlord must give the tenant a copy of the current rules at signing. | NRS 118B.100 2, 4, 6, 7; NRS 118B.150 1(c) |
| Disclosure document | A disclosure document with state-prescribed contents Every new tenant must be given the current text of the whole act with the rental agreement, and the wording of the notice that goes with it is set out in the statute. That notice tells tenants they have rights under Nevada law and carries the Housing Division's southern and northern Nevada addresses and telephone numbers and its website. The same wording must be posted on a legible sign in a common area or near the park entrance, and replaced within 30 days if the Division's details change. Whenever a provision of the act is added, amended or repealed, each tenant must receive a copy within 180 days of it taking effect. Before an application fee is taken the park must also hand over the agreement, the rules, any sale, closure or conversion notices, the acceptance criteria, the last five years of rent increases for that lot and the landlord's maintenance duties, and before an initial agreement is signed the landlord must disclose, in a separate written document, the zoning of the lot and of every adjoining parcel. | NRS 118B.070 1, 2; NRS 118B.071 1, 2; NRS 118B.040 1; NRS 118B.065 |
| Residents' right to meet and organize | Yes A landlord may not prohibit, or charge fees or deposits for, meetings held by tenants or occupants in the park's community or recreational facility to discuss the park's affairs, or a political meeting sponsored by a tenant, so long as they are at reasonable hours and the facility is not otherwise in use, and may not prohibit the distribution of notices of those meetings. It may not stop a tenant soliciting membership or dues for an association formed by tenants who live in the park, which includes asking in speech or writing and posting or circulating a notice. It may not keep a public officer, a candidate or their representative from walking through the park to talk with tenants or hand out political material, and a tenant may display a political sign of up to 24 by 36 inches on the lot until seven days after the election. Organizing is also protected from the other direction: retaliation against a tenant for organizing or joining a tenants' league or similar organization is prohibited. | NRS 118B.150 1(f), 1(k), 1(l); NRS 118B.145 1; NRS 118B.210 1(c) |
| Owner entry onto the lot or into the home | No state rule The act sets no general rule about when a landlord may come onto the rented lot or into the home. It addresses entry at one point only: serving a termination notice does not enlarge whatever right of entry the landlord otherwise has, and except in an emergency the landlord may not enter the home of a tenant who has been served with such a notice without that tenant's permission or a court order. Everything else is left to the rental agreement, the park rules and general law, with the landlord's separate duty to maintain common areas and utility apparatus on the lot supplying the practical reason for most access. | NRS 118B.190 3; NRS 118B.090 1, 2 |
| Retaliation prohibited | Yes A landlord may not terminate or refuse to renew a tenancy, raise rent, cut services it normally supplies, or bring or threaten an action for possession in retaliation. The listed reasons are a good-faith complaint to a government agency about a building, safety or health code, a complaint to the landlord about the park's maintenance, condition or operation or about a breach of the act, organizing or joining a tenants' league or similar organization, asking for the rent reduction owed after a property tax cut or after a service, utility or amenity is reduced, giving proof of being a federal, tribal or state worker or a household member of one during a shutdown, a citation issued to the landlord after the tenant's complaint, and a judicial or arbitration ruling that went against the landlord. Separately, a landlord, manager or assistant manager may not willfully harass a tenant, and a tenant may not willfully harass them, harassment meaning threats or intimidation meant to affect the terms of a tenancy or someone's exercise of rights under the act. A landlord may also not take adverse action against a tenant just because someone in the home called for emergency help, and a local government may not treat such a call as a nuisance. | NRS 118B.210 1, 2, 3, 4; NRS 118B.152 1, 2 |
D. Termination and eviction
| Rule | Nevada law | Source |
|---|---|---|
| Just cause required to end a tenancy | Yes A lot tenancy may be ended only on one of the grounds the act lists, and that holds whether or not the term of the tenancy has expired and whatever notice has been served. The termination notice must say which ground is relied on and set out the facts with enough particularity that the date, place and circumstances can be worked out; naming the section is not enough on its own. | NRS 118B.200 1; NRS 118B.190 2 |
| Grounds for termination |
| NRS 118B.200 1(a)-(g), 2, 3; NRS 118B.190 1(a)-(e); NRS 118B.150 1(n) |
| Notice for nonpayment of lot rent | 10 days Ending a tenancy for unpaid rent, utility charges or reasonable service fees takes 10 days' written notice, served the way the eviction statutes require, and paying within those 10 days ends the matter. No late fee may be charged within four days after the due date, and beyond that a late fee may not exceed $5 for each day the payment is overdue, counting from the day after it was due and excluding Saturdays, Sundays and legal holidays. During a government shutdown a tenant who shows the landlord proof of being a federal, tribal or state worker, or a household member of one, may not be charged a late fee and may not have the tenancy ended for nonpayment. Where the tenant is not a natural person and has already had three nonpayment notices, the landlord need not give a further 10 days. | NRS 118B.190 1(c), 6; NRS 118B.200 1(a), 3; NRS 118B.140 1(b)(6), 1(b)(7) |
| Notice for a rule or lease violation | 45 days Forty-five days' written notice is the period for ending a tenancy on any ground other than nonpayment, nuisance or a change in the use of the land, which covers a park rule violation, a breach of the rental agreement and conduct that annoys other tenants. Before that notice, a rule or lease violation must have been put to the tenant in writing with a reasonable time to correct it. Shorter periods apply where the conduct is a nuisance or breaks a state law or local ordinance: five days in advance, or three days once a court issues a temporary writ of restitution on grounds of discharge of a weapon, prostitution, illegal drug manufacture or use, child or elder molestation or abuse, property damage by vandalism, or driving under the influence. Where a provision of the act requires a longer notice than the length of the tenancy itself, the longer period controls. | NRS 118B.190 1(a), 1(b), 1(e), 5; NRS 118B.200 1(b), 1(c), 1(d) |
| Repeat-violation rule | Three or more 10-day nonpayment notices in the preceding 12 months are themselves a ground for termination, but only where the tenant is not a natural person. For such a tenant the landlord may end the tenancy for habitual failure to pay timely rent and need not serve a further 10-day notice. An individual tenant faces no three-strikes rule in the act; repeated problems are handled through the ordinary rule-violation ground, which requires written notice and a reasonable time to correct the violation before the 45-day termination notice may be served. | NRS 118B.200 1(b), 2; NRS 118B.190 1(e), 6 |
| Time to sell or remove the home after termination | No state rule Nevada sets no period after a tenancy ends in which the home may still be sold or moved. While the tenancy runs the resident has a protected right to sell the home in place, but the act does not carry that right past a termination, and the section on termination grounds says nothing about time to sell. What governs afterwards is the eviction procedure in NRS chapter 40 and, where a home is left behind, the act's abandonment steps. A different 90-day period exists for a different situation: the landlord may require a home to be removed if it has stood unoccupied for more than 90 consecutive days and neither the tenant nor a dealer is making good faith and diligent efforts to sell it. | NRS 118B.200 1; NRS 118B.160 1(a); NRS 118B.120 1(c), 3, 5 |
| Abandoned-home procedure | Yes A home counts as abandoned where it stands on a lot for which no rent has been paid for at least 60 days, it is unoccupied, and the park manager reasonably believes it abandoned; cooperative parks are outside that definition. Before dismantling such a home the landlord or manager must run a title search with the Housing Division to find the owner of record, and may use county assessor records if the search comes up empty, send a certified letter telling the owner and any lienholder what it intends to do, and, if no answer comes within 30 days of mailing, file an affidavit of dismantling with the Division. Meanwhile the landlord must keep the lot maintained as it does the others where a home has been repossessed, abandoned or held for rent or taxes, and may recover the cost from the repossessor, the lienholder or the proceeds of a tax sale. | NRS 118B.120 2, 3, 5 |
| Mediation or dispute-resolution requirement | Mediation is not required before an eviction; on a complaint the Administrator of the Housing Division may mediate a grievance between a landlord and a tenant, and the two sides may agree to arbitrate. The Administrator's power to mediate sits alongside the power to subpoena records strictly relevant to the complaint and to make inspections and provide technical services. Either side may complain, and the complainant's name is confidential unless the Administrator or a court orders otherwise. Arbitration under the act needs the agreement of both sides; it is not imposed. One meeting is compulsory rather than voluntary, though it is not mediation: a written request signed by the occupants of at least 25 percent of the lots obliges the landlord or an authorized representative to meet a group of up to five tenants within 45 days, and where the landlord is a cooperative association or a corporation for public benefit the Administrator or a representative must attend. | NRS 118B.024 2; NRS 118B.026 1; NRS 118B.240; NRS 118B.110 1, 6 |
E. Closure and change of use
| Rule | Nevada law | Source |
|---|---|---|
| Notice before closure or change of use | 6 months A tenant must be given at least 180 days after the date of the notice before the home has to leave the lot. The act states the period in days; six months is the equivalent recorded here, and 180 days may fall a few days short of six calendar months depending on the months it spans. The same 180 days apply to closing the park, to converting it into individual lots for sale, and to converting it to another use, and the notice must be served on each tenant the way the eviction statutes require. On either kind of conversion the 180 days start only after the local zoning board, planning commission or governing body has given final approval, and the Housing Division and every tenant must already have had written notice within five days after the land-use application was filed. | NRS 118B.177 6(a); NRS 118B.180 2(a), 2(e); NRS 118B.183 2(a), 2(c); NRS 118B.190 1(d) |
| Variants (by trigger or park size) |
| NRS 118B.177 1, 2, 6, 9, 11; NRS 118B.180 1, 2, 3, 6, 10; NRS 118B.183 1, 2, 3, 7, 10; NRS 118B.130 1, 2, 3 |
| Relocation payment required | Yes The landlord pays to move each tenant out when it closes the park or converts it, and pays for the home itself where the home cannot go. There is no state relocation fund behind this; the money comes from the park owner. The duty runs alike to a voluntary closure and to one ordered by a state or local agency or a court for health or safety reasons, to a conversion into individual lots for the tenants who do not buy, and to a conversion to another use. | NRS 118B.177 1, 3, 4, 5; NRS 118B.180 2(d), 4, 5; NRS 118B.183 2(b), 4, 5, 6 |
| Relocation amounts |
| NRS 118B.177 3, 4, 5, 7, 8; NRS 118B.180 2(d), 4, 5, 8, 9; NRS 118B.183 4, 5, 6, 8, 9; NRS 118B.1833; NRS 118B.1837; NRS 118B.130 4, 5, 6, 9, 10 |
| Who pays relocation | The park owner The park owner pays the whole of it, and Nevada has no relocation fund to share the cost. The state money in this corner of the act does something else: an Account for Affordable Housing, fed by a $12 annual fee on each lot in a park operated for profit, supplements the monthly lot rent of low-income home owners who qualify. A separate $5 annual fee per lot funds the Division's regulation of parks. The landlord may not pass the $12 fee or its penalty on to tenants, and may not be reimbursed by tenants for the penalty on the $5 fee. | NRS 118B.177 1, 3, 5, 8; NRS 118B.213 1, 4; NRS 118B.215 1; NRS 118B.185 1, 3, 4 |
| Notice to a government body on closure | Yes A landlord that begins closing or converting a park must file a resident impact statement with the local zoning board, planning commission or governing body. The statement goes in on a form the Housing Division prescribes and must list the addresses and home identification numbers of all tenants, an analysis of the replacement housing they will need, and an analysis of the sites their homes could move to. It is due before the local body decides on the closure or conversion, or before the process concludes, whichever comes first. The duty falls away where the landlord instead follows local rules for closure or conversion that are substantially similar to, or stricter than, the statement requirement. On either kind of conversion the landlord must also give the Division written notice within five days after it files the land-use application; a straight closure carries the impact statement but no notice to the Division. | NRS 118B.184 1, 2, 3, 4; NRS 118B.180 2(a), 2(f); NRS 118B.183 2(a), 2(d); NRS 118B.177 10; NAC 118B.600 |
F. Sale of the park
| Rule | Nevada law | Source |
|---|---|---|
| Residents must be told the park is for sale | Yes Residents are told the park is for sale only if their association asked to be told. A landlord that lists the park, or any part of it, for sale with a licensed real estate broker must mail written notice of the listing to any association of tenants of that park that requested the notice. To be on that list the association must give the landlord a written request for notice, a written list of the names and addresses of three of its members, and written notice that the tenants are interested in buying the park, and must renew that last notice at least once a year. No notice is due for a listing the owner or the owner's authorized agent did not initiate, and the section does not apply to a corporate cooperative park. | NRS 118B.173 1, 2, 3 |
| What triggers the notice | Listing the park, or any part of it, for sale with a licensed real estate broker: the notice must be mailed not less than 10 days and not more than 30 days before the listing. The trigger is the listing and nothing else. A sale arranged without a broker listing, an unsolicited offer, and the closing itself carry no notice at all, and the act sets no minimum period between the notice and a completed sale. Because the duty runs only to an association that asked for notice and renewed the request each year, a park with no tenants' association generates no notice. | NRS 118B.173 1, 2 |
| Residents' purchase right | Notice of the sale only Nevada gives residents advance word that the park is being listed, not a right to buy it. There is no right of first refusal, no window in which the owner must consider a tenants' offer, and no duty to negotiate with tenants or to share the financial information a commercial buyer would get. The one purchase right in the act attaches to a different event and to a different thing: where the landlord converts the park into individual manufactured home lots for sale, it must offer each tenant that tenant's own lot at the same price the lot will be offered to the public, hold that offer open for at least 90 days or until the tenant rejects it in writing, and then wait 90 days before selling that lot to anyone else at a better price or on better terms. | NRS 118B.173 1; NRS 118B.180 2(b), 2(c), 6, 7 |
| Time for residents to respond | No state rule The act gives residents no period in which to respond to notice that the park is being listed for sale, because it gives them nothing to respond to. The section that carries the notice sets out only what the association must do beforehand to be entitled to it, including renewing its statement of interest at least once a year. The one response window on the purchase side belongs to the conversion route: an offer to sell a tenant that tenant's own lot must stay open at least 90 days or until the tenant rejects it in writing. | NRS 118B.173 1, 2; NRS 118B.180 2(b) |
| Resident-association threshold | No state rule No share of the residents has to join before a tenants' association may claim the sale notice. The section requires the association to make a written request, to give the landlord the names and addresses of three of its members, and to give and annually renew written notice that the tenants are interested in buying, and it sets no membership threshold at all. The 25 percent figure that appears elsewhere in the act belongs to a different right: a request signed by the occupants of at least a quarter of the lots, counted one signature per occupied lot, obliges the landlord to meet a group of up to five tenants. | NRS 118B.173 2; NRS 118B.110 1 |
| Transfers exempt from the sale rules |
| NRS 118B.173 1, 2, 3; NRS 118B.0117 definition of "corporate cooperative park" |
| Residents may assign the right to a nonprofit or municipality | No state rule The act says nothing about passing the sale notice, or any chance to buy, to a nonprofit organization or a local government. Because what residents receive is notice rather than a purchase right, there is no statutory right for them to assign. Nothing stops an association of tenants from bringing in a partner of its own accord, but the act neither requires the owner to deal with such a partner nor gives it any standing; that is left to ordinary contract law. | NRS 118B.173 1, 2 |
| Penalty for violating the sale rules | The act's general penalties apply: the Administrator may fine up to $1,000 for a violation, and a landlord faces civil penalties of up to $1,000 for a first violation, $2,500 for a second and $5,000 for each later one. Nevada attaches no penalty specific to the sale-notice rule. Before imposing a fine the Administrator must give notice by certified mail, and the person has 20 days to ask for a hearing under the state's administrative procedure rules; the decision is final for the purposes of judicial review. Where a civil penalty is imposed, the Administrator must recover the costs of the proceeding, including investigative costs and attorney's fees, if that is possible. A person who violates the act also has to pay the Division's cost of enforcing the provision, and the Administrator may in addition seek an injunction in district court or ask the district attorney to prepare a complaint. Fines and fees go to the state's account for housing inspection and compliance. | NRS 118B.251 1, 2, 3, 5; NRS 118B.260 1, 2, 3; NRS 118B.026 3, 4; NRS 118B.255 1, 2 |
G. The resident's home
| Rule | Nevada law | Source |
|---|---|---|
| Right to sell the home in place | Yes A landlord may not deny a tenant the right to sell the home within the park, and may not require the home to be taken out of the park just because it has been sold. The one qualification is condition: on a sale the landlord may require removal where the park's written rules, held by the tenants, deem the home run-down or in disrepair, or where it does not meet the state's safety standards for manufactured homes. The landlord also may not insist on being the seller's agent, and may not buy a home in the park itself after having denied the tenant the right to sell it or a prospective buyer the right to buy it. The section does not reach a corporate cooperative park. | NRS 118B.160 1(a), 1(c), 1(f), 2; NRS 118B.170 2 |
| Park may not take a commission on the sale | Yes A landlord may not charge or receive any transfer or selling fee or commission as a condition of letting a tenant sell the home in the park, and that holds whether or not the home stays. The single exception is where the landlord is licensed as a manufactured home dealer and has actually acted as the tenant's agent in the sale under a written contract. Unlike most of the fee bars in that section, this one does not apply to a corporate cooperative park. | NRS 118B.140 1(b)(2), 2 |
| Park may screen the buyer | Yes A landlord may require that it approve a prospective buyer as a tenant before the home is sold, so long as the home will stay in the park. If it does, it must post a clearly readable sign at the park entrance saying so. The same power applies at the front gate: a landlord may require written consent before a home or recreational vehicle is moved into the park, must post a sign saying so, and may not unreasonably withhold that consent either. | NRS 118B.170 1, 3(a), 6; NRS 118B.115 1, 2, 5 |
| Buyer-approval standard and deadline | The landlord must consider the buyer's record of paying rent, may not unreasonably withhold consent, and must approve or deny a completed application within 10 business days. It must also tell the buyer of that 10-business-day duty when the completed application is handed in, and any approval a statute requires of a landlord has to be given in writing. A regulation requires the same criteria to be used whether the home comes from a licensed dealer, a private party or the park itself, and the criteria used to decide whether to accept an applicant must be given to every prospective tenant before any application fee is taken. Where a home is sold without an approval the landlord required, the landlord may serve at least five days' written notice and bring an unlawful detainer action, or require the buyer to sign a rental agreement and, if the buyer refuses within five days, serve the same notice and sue; an unapproved buyer is treated as a tenant at will. The section does not reach a corporate cooperative park. | NRS 118B.170 1, 3(b), 3(c), 4, 5, 6; NRS 118B.035; NRS 118B.040 1(d); NAC 118B.520 |
| Home may not be rejected for age, size or style alone | No state rule Nothing in the act stops a park from turning a home away because of its age, size or style. The sections that would carry such a rule are the one on moving a home into the park and the one on the landlord's rights when a home is sold, and neither mentions age, size or style. What those sections do say is that consent to bring a home in may not be unreasonably withheld, that consent must be in writing, and that on a sale the landlord may require the home to go only where the park's written rules deem it run-down or in disrepair or it fails the state's safety standards for manufactured homes. | NRS 118B.115 1; NRS 118B.170 1, 2; NRS 118B.035 |
| Park may require repairs before sale | Yes A park may insist that a home meet condition standards if it is to stay after a sale. Where a tenant sells the home, the landlord may require it to be removed from the park if the park's written rules, in the tenants' possession, deem it to be in a run-down condition or in disrepair, or if it does not meet the state's safety standards for manufactured homes; whoever asks for the inspection that settles the point pays for it. The rules the landlord relies on must themselves meet the act's tests: reasonably related to their purpose, explicit, adopted in good faith, consistent with the act and uniformly enforced. A landlord may not otherwise require a tenant to make additions to the home unless a local ordinance requires them. | NRS 118B.170 2; NRS 118B.100 2; NRS 118B.160 1(e) |
| Right to post a For Sale sign | Yes A landlord may not stop a tenant who is selling the home from displaying at least one sign of reasonable size advertising the sale, and may not stop the tenant advertising the location of the home and the name of the park. It also may not require that the landlord be the seller's agent. The protection does not reach a corporate cooperative park. Two related display rights sit nearby: a tenant may fly the flag of the United States within the boundary of the lot, subject to reasonable rules on placement and manner, and may exhibit a political sign of up to 24 by 36 inches until seven days after the election. | NRS 118B.160 1(b), 1(c), 2; NRS 118B.143 1, 2; NRS 118B.145 1 |
H. The eight federal lender protections — which ones Nevada law already requires
Fannie Mae and Freddie Mac require eight tenant site lease protections in every manufactured housing community loan they buy. Where state law already requires a protection of every park, a resident has it whether or not the park has agency financing. Nevada law requires 4 of 8. All 50 states are compared in our research study, including the 2018 federal survey baseline.
| Protection | Nevada law | Basis |
|---|---|---|
| One-year renewable lease term unless there is good cause for non-renewal | Partly | Only one limb is met. A tenancy may be ended only on the grounds the act lists, whatever the length of the tenancy and whether or not its term has expired, but no provision requires the park to offer a term of a year or more; the agreement must state its duration and nothing more, and a holdover tenancy runs month to month. (NRS 118B.200; NRS 118B.040; NRS 118B.190) |
| 30-day written notice of rent increases | Required | Lot rent may go up only if the tenant received written notice 90 days before the first increased payment, three times the 30 days the lease protections call for, and prospective tenants must be told before their tenancy begins. (NRS 118B.150) |
| 5-day grace period for rent payments and the right to cure defaults on rent payments | Partly | The cure right is there but the fee-free grace period falls short. A tenancy may be ended for nonpayment only after 10 days' written notice of delinquency, so paying within that notice cures the default, but no late fee may be charged only within four days after the due date, one day less than the five the lease protections call for. (NRS 118B.200; NRS 118B.190; NRS 118B.140) |
| Right to sell the manufactured home without having to first relocate it out of the community | Required | A landlord may not deny a tenant the right to sell the home within the park or require it to be removed solely because of the sale; removal may be required only where the park's written rules deem the home run-down or in disrepair or it fails the state's safety standards. (NRS 118B.160; NRS 118B.170) |
| Right to sell the manufactured home in place within 30 days after eviction by the community owner | Not required | Nevada gives no period after an eviction in which the home may still be sold in place. The right to sell within the park runs with the tenancy, and the termination provisions set no window after it ends. (NRS 118B.160; NRS 118B.200) |
| Right to sublease or assign the pad site lease for the unexpired term to the new buyer of the home without unreasonable restraint | Required | Where the landlord requires approval of a buyer who will take over the lot, it must consider the buyer's record of paying rent, may not unreasonably withhold consent, and must approve or deny a completed application within 10 business days. (NRS 118B.170) |
| Right to post "For Sale" signs that comply with the community's rules | Required | A landlord may not stop a tenant selling the home from displaying at least one sign of reasonable size advertising the sale, or from advertising the home's location and the park's name. (NRS 118B.160) |
| Right to receive at least 60 days' notice of a planned sale or closure of the community | Partly | The closure limb is met and the sale limb is not. Closing or converting a park takes at least 180 days' written notice to each tenant, well beyond 60, but notice of a sale goes only to a tenants' association that asked for it, is triggered by the broker listing rather than the sale, and no minimum period is set between that notice and a completed sale. (NRS 118B.177; NRS 118B.183; NRS 118B.173) |
Notes and caveats
- Cooperative parks sit outside much of the act — A corporate cooperative park, meaning one owned by a nonprofit cooperative corporation wholly owned or controlled by its own tenants, is excluded from a long list of provisions: the deposit rules, most of the fee bars, the rent-increase and capital-improvement rules, the sale and subletting protections, buyer approval, the sale-listing notice, the two conversion sections, and the rule requiring consent before a home is moved in.
- Short-term and recreational lots are not covered — The act does not apply to a lot rented overnight or for less than three months, to a recreational vehicle on such a lot, to a lot or home used occasionally for recreation rather than as a permanent residence, or to a park run by a public housing authority under the federal housing act. A recreational vehicle comes under the act once its lot is rented for three months or more.
- The state publishes average lot rents each June — The Administrator collects economic and demographic data from every park each year, including the rent and vacancy rate for each type of lot. Under the state's regulations the Division works out the average monthly rent by county from those reports and publishes its findings in June of each year.
- There is a lot rent subsidy for low-income home owners — Money in the state's Account for Affordable Housing can supplement the monthly lot rent of a person who has been a tenant in the same park for at least a year, owns the home on the title the Division issues, lives in a park operated for profit, has assets of no more than $12,000 apart from the home, its contents and one vehicle, and has household income at or below the federal poverty level or 30 percent of area median family income, whichever is higher. The Administrator may waive the conditions for illness, disability or extreme financial hardship, and may set a higher income limit by regulation. The account is funded by a $12 annual fee on each lot in a for-profit park, which the owner may not pass on to tenants.
- Closure money comes from the park owner, not a state fund — Nevada has no relocation fund. On a closure or either kind of conversion the owner pays the cost of moving each home and its appurtenances to a new site within 150 miles, including inspection fees, utility connection deposits and taking down, moving, setting up and leveling, or the first 150 miles of a longer move; $250 for a shed that cannot be moved because of its condition; and the home's fair market value where the tenant chooses not to move it, it cannot be moved without structural damage, or no park within 150 miles will take it. The tenant must say in writing within 75 days of the notice whether the home is to be moved.
- Late fees are capped by the day — No late fee may be charged within four days after rent is due, and after that a late fee may not exceed $5 for each day the payment is overdue, counting from the day after it was due and excluding Saturdays, Sundays and legal holidays. During a federal, tribal or state government shutdown, a tenant who gives the landlord proof of being such a worker or a household member of one may not be charged a late fee and may not have the tenancy ended for nonpayment.
- Two changes took effect in 2025 — From July 1, 2025 a park of 75 or more lots must have its manager or assistant manager at the park at least eight hours a week during regular business hours and post those hours, office hours must fall within regular business hours, and the disclosure to tenants now covers the park's email address and that of the person who takes service of process. From the same date a landlord may require a tenant to control weeds, grass and other vegetation on the lot only after 30 days' advance written notice, and the older power to require landscaping is gone. A separate 2025 act let the Division set up a voluntary, free program for reporting rent payments to a credit reporting agency, which no landlord or tenant may be made to join.
- Penalties run through the Housing Division — The Administrator may fine any person up to $1,000 for a violation, after certified-mail notice and a 20-day chance to ask for a hearing. A landlord that violates the act faces civil penalties of up to $1,000 for a first violation, $2,500 for a second and $5,000 for each later one, and the costs of the proceeding, including investigative costs and attorney's fees, must be recovered where possible. A violator also pays the Division's cost of enforcement.
Common questions: Nevada mobile home park law
Each answer is the verified value from the tables above, restated as a direct answer. Free to quote with a link to this page.
- How much notice must a Nevada park give before raising lot rent?
- 90 days. Lot rent may go up only if the tenant received written notice 90 days before the first increased payment.
- Is there a limit on how much lot rent can go up in Nevada?
- Nevada sets no state rule on this. No Nevada statute caps how much lot rent may go up.
- Can a Nevada park owner end a lot tenancy without cause?
- No — a Nevada park may end a lot tenancy only for a listed cause. A lot tenancy may be ended only on one of the grounds the act lists, and that holds whether or not the term of the tenancy has expired and whatever notice has been served.
- How much notice must a Nevada park give before closing or changing use?
- 6 months. A tenant must be given at least 180 days after the date of the notice before the home has to leave the lot.
- Does a Nevada park have to pay residents' relocation costs when it closes?
- Yes — Nevada law requires a relocation payment when a park closes or changes use. The landlord pays to move each tenant out when it closes the park or converts it, and pays for the home itself where the home cannot go.
- Do Nevada residents get a chance to buy the park when it is sold?
- Residents get notice of the sale only. Nevada gives residents advance word that the park is being listed, not a right to buy it.
- Can a Nevada resident sell the home in place without moving it out of the park?
- Yes — a Nevada resident may sell the home in place. A landlord may not deny a tenant the right to sell the home within the park, and may not require the home to be taken out of the park just because it has been sold.
Cite this page: "Landlord Atlas, Nevada Mobile Home Park Laws (verified August 18, 2026), landlordatlas.com/laws/mobile-home-parks/nevada/" — free to cite and quote with a link (how these records are verified).
Citations
- NRS ch. 118B (verified 2026) Official source
- NAC ch. 118B (verified 2026) Official source
- NRS 118A.180 1, 2(a) (verified 2026) Official source
- Assembly Bill 38 (2025), ch. 13, Statutes of Nevada 2025 ss 37, 38, 39.3, 41 (verified 2026) Official source
- Assembly Bill 540 (2025), ch. 432, Statutes of Nevada 2025 ss 20, 53 (verified 2026) Official source
Every row above links the section it rests on. This topic covers all 50 states; the topic hub compares them side by side.