All Roll Calls
Yes: 57 • No: 6
NevadaAB54083rd Regular Session (2025)HouseWALLET
AN ACT relating to governmental administration; creating the Nevada Attainable Housing Account and setting forth the allowable uses of money in the Account; requiring an eligible entity to provide or secure certain matching funds as a condition of receiving money from the Account; requiring the Administrator of the Housing Division of the Department of Business and Industry to adopt annually an allocation plan for attainable housing; requiring the Division to submit a report to the Interim Finance Committee relating to the Account; creating and setting forth the duties of the Nevada Attainable Housing Council; renaming the position of Housing Advocate within the Division as the Housing Liaison; revising provisions relating to the statewide low-income housing database maintained by the Division; revising provisions relating to the Account for Affordable Housing; authorizing the Division to establish programs for the reporting of rental payments to credit reporting agencies; revising provisions governing the sale, lease or conveyance of certain real property by the governing body of a county or city; requiring the governing body of a county or city to adopt certain expedited processes relating to attainable housing; revising provisions relating to the tiers of affordable housing; revising provisions relating to certain reports submitted to the Division by certain local governments relating to affordable housing; requiring, under certain circumstances, the State Contractors' Board to issue licenses by endorsement or provisional licenses to certain persons to perform work on attainable housing projects in certain rural areas; requiring, under certain circumstances, the State Contractors' Board to waive certain fees relating to contractor's licenses in certain rural areas; requiring the issuance of certain bonds; making various other changes relating to housing; making an appropriation; and providing other matters properly relating thereto.
Sponsored By: Assembly Committee on Government Affairs
Signed by Governor
BDR 25-1036
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Bill Overview
Analyzed Economic Effects
13 provisions identified: 9 benefits, 1 costs, 3 mixed.
New state fund boosts attainable housing
The law creates the Nevada Attainable Housing Account run by the Housing Division. Money can fund development and supportive housing, rental help and eviction diversion, buy land, and give down payment or interest help for households up to 150% of county median income. Starting July 1, 2025, the state adds $133 million, with $83 million for development and land and $25 million to help essential workers buy homes. Recipients must match funds dollar‑for‑dollar, serve income‑qualified primary residents, and bar for‑profit buyers. A new council advises the program. The Division must post a yearly allocation plan online at least 14 days before a public hearing and report results to lawmakers twice each year. Private partners can get money only for development, LIHTC projects, or land, and initial recipients must follow the law’s program rules.
Housing fund cap and investment flexibility
The Housing Division can set up its own funds and invest or deposit money outside the State Treasury. Starting January 1, 2030, any year-end balance in the Nevada Attainable Housing Account over $133 million moves to the State General Fund. Section 47 becomes effective on January 1, 2030.
New income tiers for affordable homes
The law sets five income tiers to define affordable and attainable housing. Tier 1: at or below 30% of county median; Tier 2: over 30% to 60%; Tier 3: over 60% to 80%; Tier 4: over 80% to 120%; Tier 5: over 120% to 150%. Housing costs are capped at 30% of the tier’s benchmark income, and expected energy savings can lower counted costs. The term “attainable housing” now explicitly includes all five tiers.
Rural contractor license fees waived
Starting July 1, 2025, when the Director declares a contractor shortage in a rural area, the Board waives key licensing costs. There are no fees for new or renewed licenses, no fees to add license classifications, and no reinstatement fees for automatically suspended licenses. The Board also waives fingerprint processing fees and any expedited application fees or Board processing costs. Waivers last while the declaration is active and end December 31, 2029.
Affordable Housing Account funding and uses
The Account for Affordable Housing can fund building, rehab, rental help, deposits, and help for families at or below the poverty level. Each year up to 6% may pay for administration and up to 6% for the statewide housing database, and $75,000 supports manufactured home lot rent. The rest goes to eligible nonprofits and local governments. All money must serve households at or below 120% of county median income, and at least 15% of units must be affordable to households at or below 30% of county median. Recording taxes send 10 cents per $500 to this Account; in counties with 700,000+ people, 60 cents per $500 goes to the school district capital fund. Local governments may use these proceeds for tier 1–4 housing, prioritizing seniors and people with disabilities.
Local fast-track and fee rules for housing
When a city or county adopts a housing element, it must choose at least six tools to boost attainable housing. Options include cutting or funding fees, selling public land at up to 10% of value with savings passed to buyers, faster approvals, trust funds, density bonuses, transit incentives, direct help, or services. They may cut or repay fees only if bond payments stay secure and after a public hearing on the impact. Starting July 1, 2025, $25 million in state incentives helps local governments speed approvals or reimburses fee or tax waivers on projects affordable to households up to 150% of county median income.
Loans and bonds for housing infrastructure
Starting July 1, 2025, the state creates the Nevada Attainable Housing Infrastructure Account. The State Board of Finance issues up to $50 million in bonds in 2025–2027, and the Housing Division makes loans for infrastructure that serves attainable housing. Projects must follow each year’s plan, serve income‑limited households, and keep units affordable at least 20 years. If more than $1,000,000 is uncommitted, the Administrator must publish an allocation plan and hold a public hearing after posting it online 14 days ahead. Rules bar using bond money for forgivable loans. Bond proceeds may also cover project costs, interest, principal, or reserves.
Faster licensing for rural housing work
Out-of-state contractors can get a no-fee license by endorsement to work only on rural attainable housing projects. You need a valid license held at least 4 years, a contract for a rural project, no discipline, and fingerprints or a background check. The Board must approve or deny within 60 days. If the Director declares a rural shortage, the Board also issues no-fee provisional licenses for the declared area to applicants with 3+ years licensed and Nevada-specific knowledge, with a 60-day decision. These special paths override normal rules, require regulations by January 1, 2026, a report by December 31, 2028, and both end December 31, 2029.
City and county land for housing
Before selling or leasing public land for attainable housing, cities and counties must review a developer’s capacity and track record and collect detailed past project information. Nonprofits may receive public land at no cost to build attainable housing. The land must stay in housing use for at least 50 years, and construction must start within 5 years or the land reverts to the city or county. Local governments may let a mortgage come before their interest to help with financing.
Housing Liaison to help residents
The Housing Advocate is now the Housing Liaison. The Housing Liaison answers written and phone questions, does outreach, investigates complaints, and tracks them. Renters and homeowners have a clear point of contact for help on affordable and manufactured housing.
Faster local approval for housing
Cities and counties must create a fast-track approval process for attainable housing and offer incentives to use it. Reviewing agencies must prioritize tentative maps that include attainable housing. If an agency cannot use the fast track on a map, it must explain why, give an estimated finish date, and complete the review as soon as possible within legal deadlines.
Stronger housing data and reporting
The Housing Division must post a yearly statewide housing report by December 31. It counts households paying over 30% of income for housing and forecasts subsidized units that may turn market‑rate within 3 years. Owners of accessible, attainable multifamily housing that received federal or state money must report each quarter on accessible units for the database. Cities and counties must send required housing reports by July 15, 2025, and the Division must post a statewide compilation by August 15, 2025.
Public works rules for district projects
Starting July 1, 2025, if construction is paid through a special improvement or special assessment district, everyone must follow the same rules as if the government did the project. That includes the governing body, the applicant, the contractor, and any subcontractor. The rule applies only to the construction work funded by those districts.
Sponsors & Cosponsors
Sponsor
Assembly Committee on Government Affairs
Affiliation unavailable
Cosponsors
There are no cosponsors for this bill.
Roll Call Votes
Senate vote • 6/2/2025
Final Passage - Senate (3rd Reprint)
Yes: 15 • No: 6
House vote • 5/28/2025
Final Passage - Assembly (2nd Reprint)
Yes: 42 • No: 0
Actions Timeline
Chapter 432.
6/9/2025legislatureApproved by the Governor.
6/9/2025legislatureEnrolled and delivered to Governor.
6/5/2025legislatureSenate Amendment No. 990 concurred in. To enrollment.
6/2/2025HouseIn Assembly.
6/2/2025HouseFrom printer. To re-engrossment. Re-engrossed. Third reprint. To Assembly.
6/2/2025SenateRead third time. Passed, as amended. Title approved, as amended. (Yeas: 15, Nays: 6.) To printer.
6/2/2025SenateDeclared an emergency measure under the Constitution.
6/2/2025SenateReprinting dispensed with.
6/2/2025SenateRead second time. Amended. (Amend. No. 990.)
6/2/2025SenatePlaced on Second Reading File.
6/2/2025SenateFrom committee: Amend, and do pass as amended.
6/2/2025SenateRead first time. Referred to Committee on Government Affairs. To committee.
5/29/2025SenateIn Senate.
5/29/2025SenateRead third time. Passed, as amended. Title approved, as amended. (Yeas: 42, Nays: None.) To Senate.
5/28/2025HouseFrom printer. To reengrossment. Reengrossed. Second reprint.
5/28/2025HouseRead third time. Amended. (Amend. No. 833.) To printer.
5/27/2025HousePlaced on General File.
5/27/2025HouseFrom committee: Amend, and do pass as amended.
5/27/2025HouseTo committee.
5/22/2025HouseFrom printer. To engrossment. Engrossed. First reprint.
5/22/2025HouseTo printer.
5/20/2025HouseRereferred to Committee on Ways and Means.
5/20/2025HouseTaken from General File.
5/20/2025HouseRead second time. Amended. (Amend. No. 706.)
5/20/2025House
Bill Text
As Enrolled
As Introduced
Reprint 1
Reprint 2
Reprint 3
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