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
14 provisions identified: 11 benefits, 1 costs, 2 mixed.
State housing fund launches with $133M
Nevada creates the Nevada Attainable Housing Account and funds it with $133 million beginning July 1, 2025. The first plan sets aside $83 million for loans, grants, or rebates to build housing, $25 million to help essential workers buy homes, and $25 million for local incentives to speed building. The Housing Division runs the Account, can accept grants and donations, and keeps interest in the Account. Money generally carries forward, and any balance above $133 million goes to the State General Fund. The Division may set up and invest funds as needed to manage these programs.
State loans for housing infrastructure
Nevada creates the Attainable Housing Infrastructure Account and can issue up to $50 million in bonds in 2025–2027. Money funds loans (not forgivable) for projects in special improvement or assessment districts, and at least 85% of costs must come from district assessments or the applicant. Projects must meet income targets in the annual plan and stay affordable at least 20 years. If over $1 million is uncommitted, the Division sets a yearly plan that favors longer affordability and 80%–120% of median income. The Division reports each loan yearly, and bond proceeds can be used only for named project costs or reserves.
Direct help to renters and buyers
The Attainable Housing Account can fund incentives and density bonuses, including near transit. It can provide direct help to rent or buy, like down‑payment aid and rental assistance. It can also fund supportive services that match needs in local HUD 5‑year plans.
New income tiers for housing help
Nevada now uses five income tiers based on your county’s HUD median income. Tier 1 is at or below 30% of median, and Tier 5 is over 120% up to 150%. For each tier, housing costs (including utilities) must be no more than 30% of the tier’s income measure. Energy‑efficiency savings can lower the counted cost.
Better data and help for renters
The Housing Division keeps a statewide low‑income housing database and posts a yearly report by December 31. Owners of accessible multifamily units that received federal or state money must report available accessible units at least quarterly. The Division’s Housing Liaison answers renter questions, investigates complaints, and tracks issues. Cities and counties must send their housing reports by July 15, 2025, and the Division posts a compilation by August 15, 2025.
Faster local approvals for housing
Cities and counties must create a faster approval process and incentives for attainable housing. Reviewing agencies must prioritize subdivision maps with attainable housing and explain any delay with an expected finish date. Local housing plans must adopt at least six tools, like fee reductions, low‑cost public land, trust funds, and fast‑track approvals. Fee cuts require a finding that bond payments stay safe and a public hearing. Before selling or leasing public land for housing, local boards must vet the developer’s staff, LIHTC record, and unit costs.
More ways to use housing taxes
Recorder‑tax money is split each quarter: $0.10 per $500 of value goes to the Account for Affordable Housing; in counties with 700,000+ people, $0.60 per $500 goes to the school capital fund; the rest goes to the local distribution account. The Affordable Housing Account can fund building, rehab, rent assistance, technical help, and the statewide database and report. Admin costs are capped at 6%, and database/report costs are capped at 6%. It may spend $75,000 per year to help pay manufactured‑home lot rent. Cities and counties may also use recorder‑tax proceeds for land, predevelopment, development costs and rebates, down‑payment help, and trust funds, with priority for seniors and people with disabilities.
Rules to apply for housing funds
Each year, the Housing Division adopts an allocation plan after a public hearing and 14 days of online posting. State and local agencies, nonprofits, housing authorities, tribes, HUD‑approved counseling agencies, and private partners may apply. Any award must be matched dollar‑for‑dollar with private, local, or federal funds. The Division reports twice each year to the Interim Finance Committee on awards, households served, new units, and rental‑aid outcomes. A new Nevada Attainable Housing Council reviews key reports, advises on allocations, and follows conflict‑of‑interest disclosure rules. The Division can create and invest program funds to manage awards.
Free rent payment credit reporting
The Housing Division can run free programs to report rent payments to credit bureaus. This applies to residential rentals and manufactured‑home lot rent. Joining is optional and cannot be required by a landlord. Landlords cannot punish tenants who do not join. The Division approves vendors, sets consent and notice rules, and provides a way to resolve disputes.
Easier licensing for rural housing work
Out‑of‑state contractors with a clean, 4‑year license and a contract for rural attainable housing can get a free Nevada license by endorsement. The Board must decide within 60 days, and work is limited to rural attainable housing projects. Rules to run this and a provisional license path must be adopted by January 1, 2026. The Board reports rural impacts by December 31, 2028. These special paths end December 31, 2029.
Lower licensing fees in rural shortages
When the Director declares a labor shortage in a rural area, the Contractors' Board waives many fees there. It waives application and license fees, and extra fees to add license classifications, while the declaration is active. From July 1, 2025 through December 31, 2029, it also waives fingerprint processing fees, expedited processing fees, and fees to renew or reinstate a license in that rural area. These waivers apply only in the declared rural area and only while the declaration is in effect.
Provisional licenses for rural housing work
During a declared rural shortage, qualified contractors can get a free provisional Nevada license for attainable housing projects in that area. You must show a contract for the project, pass a Nevada exam or show Nevada know‑how, hold an unrestricted out‑of‑state license for at least 3 years, have no discipline or pending cases, submit fingerprints or a background check, and file the NRS 425.520 statement. The Board must decide within 60 days, and you must meet NRS 624.256 and 624.270 before issuance. Work is limited to the projects in the declared rural area. This pathway ends December 31, 2029. The law also clarifies these special licensing rules operate as exceptions to normal Board processes.
Faster state housing plan adoption
The Housing Division Administrator adopts the annual attainable‑housing allocation plan without using the usual state rulemaking process. This speeds how the plan is set. The exemption applies only to this plan.
Public works rules for district-funded projects
Starting July 1, 2025, construction paid for by special improvement or assessment districts must follow Nevada public works laws. The governing body, the applicant, the contractor, and all subcontractors must meet the same public bidding, contracting, and related rules as other public projects.
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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