# Nevada AB396: 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. Nevada AB396, 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., is a 83rd Regular Session (2025) House bill sponsored by Shea M. Backus (Democratic); status signed, last action 2025-06-06 (Chapter 365.); PRIA reads it as touching household money (as of 2026-11-01). - Canonical: https://policyrisk.com/state-bill/NV-AB396-83rd2025 - As of: 2026-11-01 - Plain-text twin of the page above; the HTML and this file carry the same facts. ## Facts - Bill: Nevada AB396 - State: Nevada - Session: 83rd Regular Session (2025) - Title: 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. - Status: signed - Chamber: House - Introduced: 2025-03-11 - Last action: 2025-06-06, Chapter 365. - Sponsor: Shea M. Backus (Democratic) - Cosponsors: 0 - Subjects: BDR 22-232 - Touches household money: yes - Roll calls: 2 (41 yes, 22 no in all) - Economic provisions PRIA read: 6 ## Summary No summary available. ## Bill overview: provisions PRIA read - Stronger HOA rule and community safeguards: benefit, medium. Starting July 1, 2026, HOA rules must match the governing documents and be reasonable, clear, and enforced the same for everyone. Any amendment to a community’s declaration takes effect only when it is recorded in every county where the community lies. Ending a community now needs at least 80% of a… - Buyers get HOA insurance details: benefit, low. Starting July 1, 2026, sellers must give buyers proof of the association’s required insurance in the resale packet. This does not apply if the sale requires a public offering statement or is exempt under NRS 116.4101(2). Buyers get clearer information about coverage before closing. - Much higher fines in HOA cases: cost, high. Starting July 1, 2026, the state commission can fine up to $5,000 per violation in HOA cases. The same $5,000 cap applies to violations of commission or panel orders. You must receive notice and a hearing before any fine. - Faster court deadlines on zoning cases: cost, low. A person who wants to challenge a final zoning or ADU decision must file in court within 25 days. The law also confirms ADU rules are part of local zoning powers. Local governments cannot use the state reimbursement law to get paid back for extra costs from this act. - ADUs easier to add on homes: mixed, medium. Local governments in counties (100,000+ people) and cities (60,000+ people) must allow accessory dwelling units (ADUs) on residential lots. If they do not act by July 1, 2026, ADUs are allowed by default on any residential parcel there. No more than two ADUs per lot are allowed. Local rules cannot… - HOA rental limits tied to lenders: mixed, medium. Starting July 1, 2026, if the community declaration allows rental limits, an HOA may restrict renting only as needed to meet mortgage‑lender or insurer underwriting. Developer‑owned units do not count toward any rental cap. Owners blocked by a full cap may ask the board for a waiver based on econom… ## Sponsors and cosponsors - Sponsor: Shea M. Backus (Democratic), House ## Roll call votes | Date | Chamber | Motion | Result | Yes | No | Other | | --- | --- | --- | --- | --- | --- | --- | | 2025-05-23 | Senate | Final Passage - Senate (2nd Reprint) | pass | 14 | 7 | | | 2025-04-22 | House | Final Passage - Assembly (1st Reprint) | pass | 27 | 15 | | ## Actions (25) - 2025-06-06: Chapter 365. (legislature) - 2025-06-06: Approved by the Governor. (legislature) - 2025-05-29: Enrolled and delivered to Governor. (legislature) - 2025-05-27: Senate Amendment No. 697 concurred in. To enrollment. (House) - 2025-05-26: In Assembly. (House) - 2025-05-23: Read third time. Passed, as amended. Title approved, as amended. (Yeas: 14, Nays: 7.) To Assembly. (Senate) - 2025-05-22: Taken from General File. Placed on General File for next legislative day. (Senate) - 2025-05-21: Taken from General File. Placed on General File for next legislative day. (Senate) - 2025-05-20: Taken from General File. Placed on General File for next legislative day. (Senate) - 2025-05-20: From printer. To re-engrossment. Re-engrossed. Second reprint. (Senate) - 2025-05-19: Read second time. Amended. (Amend. No. 697.) To printer. (Senate) - 2025-05-19: Placed on Second Reading File. (Senate) - 2025-05-19: From committee: Amend, and do pass as amended. (Senate) - 2025-04-29: Read first time. Referred to Committee on Government Affairs. To committee. (Senate) - 2025-04-28: In Senate. (Senate) - 2025-04-25: To Senate. (House) - 2025-04-25: From printer. To engrossment. Engrossed. First reprint. (House) - 2025-04-22: To printer. (House) - 2025-04-22: Read third time. Passed, as amended. Title approved. (Yeas: 27, Nays: 15.) (House) - 2025-04-21: Dispensed with reprinting. (House) - 2025-04-21: Read second time. Amended. (Amend. No. 250.) (House) - 2025-04-21: Placed on Second Reading File. (House) - 2025-04-21: From committee: Amend, and do pass as amended. (House) - 2025-03-12: From printer. To committee. (House) - 2025-03-11: Read first time. Referred to Committee on Commerce and Labor. To printer. (House) ## Bill text - As Enrolled: [PDF](https://www.leg.state.nv.us/Session/83rd2025/Bills/AB/AB396_EN.pdf) - As Introduced: [PDF](https://www.leg.state.nv.us/Session/83rd2025/Bills/AB/AB396.pdf) - Reprint 1: [PDF](https://www.leg.state.nv.us/Session/83rd2025/Bills/AB/AB396_R1.pdf) - Reprint 2: [PDF](https://www.leg.state.nv.us/Session/83rd2025/Bills/AB/AB396_R2.pdf) ## Related bills - AB397: AN ACT relating to higher education; revising provisions governing certain waivers of fees provided by the Board of Regents of the University of Nevada; revisi… (vetoed) - AB259: AN ACT relating to health care; prohibiting certain actions related to pricing and reimbursement for certain drugs; creating a cause of action for violating su… (vetoed) - AB188: AN ACT relating to the Public Employees' Benefits Program; requiring the Board of the Public Employees' Benefits Program to report certain information relating… (vetoed) - SB217: AN ACT relating to health care; prohibiting a governmental entity from substantially burdening certain activity relating to assisted reproduction under certain… (vetoed) - AB499: AN ACT relating to elections; requiring, with certain exceptions, a registered voter show photo identification to vote in person; requiring the Department of M… (vetoed) - AB388: AN ACT relating to employment; requiring certain public and private employers to establish certain procedures and forms relating to paid family leave; requirin… (vetoed) ## Sources - [As Enrolled (PDF)](https://www.leg.state.nv.us/Session/83rd2025/Bills/AB/AB396_EN.pdf) - [As Introduced (PDF)](https://www.leg.state.nv.us/Session/83rd2025/Bills/AB/AB396.pdf) - [Reprint 1 (PDF)](https://www.leg.state.nv.us/Session/83rd2025/Bills/AB/AB396_R1.pdf) - [Reprint 2 (PDF)](https://www.leg.state.nv.us/Session/83rd2025/Bills/AB/AB396_R2.pdf) ## Related - [AB397: AN ACT relating to higher education; revising provisions governing certain waiv…](https://policyrisk.com/state-bill/NV-AB397-83rd2025) - [AB259: AN ACT relating to health care; prohibiting certain actions related to pricing…](https://policyrisk.com/state-bill/NV-AB259-83rd2025) - [AB188: AN ACT relating to the Public Employees' Benefits Program; requiring the Board…](https://policyrisk.com/state-bill/NV-AB188-83rd2025) - [SB217: AN ACT relating to health care; prohibiting a governmental entity from substant…](https://policyrisk.com/state-bill/NV-SB217-83rd2025) - [AB499: AN ACT relating to elections; requiring, with certain exceptions, a registered…](https://policyrisk.com/state-bill/NV-AB499-83rd2025) - [AB388: AN ACT relating to employment; requiring certain public and private employers t…](https://policyrisk.com/state-bill/NV-AB388-83rd2025) - [Nevada bills](https://policyrisk.com/states/nevada/bills) - [Nevada state hub](https://policyrisk.com/states/nevada) - [All state legislation](https://policyrisk.com/state-bills) Source: PRIA, https://policyrisk.com/state-bill/NV-AB396-83rd2025 (as of 2026-11-01).