All Roll Calls
Yes: 41 • No: 22
NevadaAB39683rd Regular Session (2025)HouseWALLET
AN ACT relating to housing; requiring the governing body of certain counties and cities to adopt an ordinance to authorize the development and use of accessory dwelling units on residential property; setting forth certain requirements for the ordinance; providing that if the governing body of certain counties and cities does not adopt such an ordinance by July 1, 2026, accessory dwelling units are authorized on any parcel zoned for residential use without restriction; revising provisions relating to the amendment of a declaration or the termination of a common-interest community; requiring proof of certain insurance policies be furnished in a resale package to a purchaser of a unit in a common-interest community; increasing the fine that may be imposed by the Commission for Common-Interest Communities and Condominium Hotels for certain violations; making various other changes relating to common-interest communities; and providing other matters properly relating thereto.
Sponsored By: Sponsor information unavailable
Signed by Governor
BDR 22-232
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Bill Overview
Analyzed Economic Effects
7 provisions identified: 1 benefits, 2 costs, 4 mixed.
Higher fines for HOA violations
From July 1, 2026, the state Commission or a hearing panel can fine up to $5,000 for each violation, and up to $5,000 for each violation of an order. Fines require notice and a hearing. The Commission may also award the costs of the proceeding.
80% owner vote to end community
Beginning July 1, 2026, ending a common‑interest community requires at least 80% of all votes and at least 80% of votes from non‑declarant owners. A declaration may require more, but cannot lower the 80% non‑declarant rule. A lower percentage applies only if all units are restricted to nonresidential uses.
Easier to add accessory homes
Beginning July 1, 2026, large Nevada counties (100,000+ people) and cities (60,000+ people) must allow accessory homes on single‑family lots. If they do not pass an ordinance by July 1, 2026, an accessory home is allowed on any residential parcel without restriction. Local rules cannot ban a separate kitchen, require more than one extra parking space when current and street parking are enough, require bigger side or rear setbacks than the main house, or force street work beyond fixing construction damage or true health and safety needs. Owners may rent accessory homes, but local rules may still ban short‑term rentals. Accessory homes must meet residential building, housing, fire, and life‑safety codes, not commercial codes. No property may have more than two accessory homes. The law defines what counts as an accessory home and kitchen, and confirms local zoning powers apply. In regions governed by an interstate‑compact planning agency that regulates housing, the regional plan controls instead of this statewide mandate.
Buyers get HOA insurance proof
Starting July 1, 2026, a unit seller must include proof of the association’s required insurance in the resale package. Buyers see the HOA’s insurance coverage before they close.
25‑day deadline to challenge ADUs
Starting July 1, 2026, you have 25 days to start a court challenge after the clerk files the notice of a final ADU or related land‑use decision. If you miss the 25‑day window, your case is too late.
New HOA rental rules and relief
Beginning July 1, 2026, an HOA may limit leasing if the rules are reasonably designed to meet mortgage‑lender or insurer underwriting and the declaration allows it. State law also lets an HOA make certain rental rules even if they differ from other governing documents. If your community has a rental cap, developer‑owned units do not count toward that cap. If the cap blocks you from renting, you can ask the board for a waiver by showing economic hardship.
Setup starts now; main rules 2026
Agencies can start rulemaking and other setup work now. The main parts of this law take effect July 1, 2026. The usual NRS 354.599 rule does not apply to extra local government costs tied to this act.
Sponsors & Cosponsors
Sponsors
There is no primary sponsor on record.
Cosponsors
There are no cosponsors for this bill.
Roll Call Votes
Senate vote • 5/23/2025
Final Passage - Senate (2nd Reprint)
Yes: 14 • No: 7
House vote • 4/22/2025
Final Passage - Assembly (1st Reprint)
Yes: 27 • No: 15
Actions Timeline
Chapter 365.
6/6/2025legislatureApproved by the Governor.
6/6/2025legislatureEnrolled and delivered to Governor.
5/29/2025legislatureSenate Amendment No. 697 concurred in. To enrollment.
5/27/2025HouseIn Assembly.
5/26/2025HouseRead third time. Passed, as amended. Title approved, as amended. (Yeas: 14, Nays: 7.) To Assembly.
5/23/2025SenateTaken from General File. Placed on General File for next legislative day.
5/22/2025SenateTaken from General File. Placed on General File for next legislative day.
5/21/2025SenateTaken from General File. Placed on General File for next legislative day.
5/20/2025SenateFrom printer. To re-engrossment. Re-engrossed. Second reprint.
5/20/2025SenateRead second time. Amended. (Amend. No. 697.) To printer.
5/19/2025SenatePlaced on Second Reading File.
5/19/2025SenateFrom committee: Amend, and do pass as amended.
5/19/2025SenateRead first time. Referred to Committee on Government Affairs. To committee.
4/29/2025SenateIn Senate.
4/28/2025SenateTo Senate.
4/25/2025HouseFrom printer. To engrossment. Engrossed. First reprint.
4/25/2025HouseTo printer.
4/22/2025HouseRead third time. Passed, as amended. Title approved. (Yeas: 27, Nays: 15.)
4/22/2025HouseDispensed with reprinting.
4/21/2025HouseRead second time. Amended. (Amend. No. 250.)
4/21/2025HousePlaced on Second Reading File.
4/21/2025HouseFrom committee: Amend, and do pass as amended.
4/21/2025HouseFrom printer. To committee.
3/12/2025HouseRead first time. Referred to Committee on Commerce and Labor. To printer.
3/11/2025House
Bill Text
As Enrolled
As Introduced
Reprint 1
Reprint 2
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