Nevada Mobile Home Park Laws

Nevada Mobile Home Park Laws — Lot Rent and Evictions (2026)

By Oleg Kachko · Updated August 22, 2026

✓ Law Verified August 2026

Nevada mobile home park laws are their own world: you own the home, you rent the ground, and a separate set of rules, different from ordinary landlord-tenant law, decides what the park can charge, when it can evict, and what happens if the land is sold out from under the whole community. This guide covers those rules in plain English, verified against official Nevada sources as of August 2026.

Nevada Mobile Home Park Laws at a Glance

The law that governs parks Nevada Revised Statutes Chapter 118B — Landlord and Tenant: Manufactured Home Parks (NRS 118B.010 et seq.); ordinary rental-dwelling law (NRS 118A) does NOT govern your lot tenancy
Notice before a lot rent increase 90 days written notice before the first payment that is increased, under NRS 118B.150; if the park knows you receive Lot Rent Subsidy assistance, it must also give the Administrator of the Housing Division the same 90 days notice
Cap on lot rent increases NO CAP — Nevada has no statutory percentage limit on manufactured home lot rent increases; NRS 118B.150 only requires that the increased rent be the same rent charged for homes or lots of the same size or similar location in the park (a discount to certain persons is allowed), and 90 days notice
Eviction notice periods 10 days for failure to pay rent, utility charges or reasonable service fees (NRS 118B.190); 45 days for any other statutory ground; 180 days for a change in the use of the land or closure of the park (NRS 118B.190(1)(d) / NRS 118B.200(1)(e), Nevada court Form 09). Notice periods for conduct/rule-violation grounds beyond the general 45 days: UNVERIFIED

Why Park Living Has Its Own Rulebook in Nevada

In Nevada you own the manufactured home itself (titled through the Nevada Housing Division, Manufactured Housing Division) but rent only the lot beneath it, so NRS 118B — not the apartment statute NRS 118A — controls;

because moving a home is expensive or impossible, NRS 118B gives you protections an apartment renter does not have: the park may terminate your lot tenancy only on the limited statutory grounds in NRS 118B.200, must give 90 days notice before a rent increase (NRS 118B.150), must give 180 days notice and pay moving costs or fair market value if it closes or converts the park (NRS 118B.177 / 118B.183), and cannot charge entrance or exit fees (NRS 118B.140).

You may also be able to sell your home in place in the park rather than move it (NRS 118B.170).

Owning the home while renting the ground under it creates a kind of leverage no apartment landlord has: moving a manufactured home typically costs thousands of dollars, and many older homes cannot be moved at all without falling apart.

Lawmakers know that “just move” is not a real option for park residents, which is exactly why Nevada mobile home park laws give lot renters protections apartment tenants never get, limited eviction grounds, longer notice periods, and rules about what happens when the park itself changes hands.

Lot Rent Increases: Your Rights Before You Pay More

Required notice: 90 days written notice before the first payment that is increased, under NRS 118B.150; if the park knows you receive Lot Rent Subsidy assistance, it must also give the Administrator of the Housing Division the same 90 days notice

Is there a cap? NO CAP — Nevada has no statutory percentage limit on manufactured home lot rent increases; NRS 118B.150 only requires that the increased rent be the same rent charged for homes or lots of the same size or similar location in the park (a discount to certain persons is allowed), and 90 days notice

Whatever the number on the notice, read it against the rules above before paying. An increase served with short notice, or one that violates a cap where Nevada has one, is challengeable, and park residents who organize respond far more effectively than neighbors acting alone. Many states saw lot-rent fights turn into new legislation in the last two years for exactly this reason.

The Park Cannot Evict You for Just Any Reason

NRS 118B.200 limits termination of a lot rental agreement to these grounds — failure to pay rent, utility charges or reasonable service fees within 10 days after written notice of delinquency; failure to correct a violation of a law, ordinance or governmental regulation about manufactured homes or recreational vehicles, or of a valid park rule or the rental agreement, within a reasonable time after written notice; conduct in the park that constitutes an annoyance to other tenants;

violation of valid rules of conduct, occupancy or use of park facilities; and a change in the use of the land by the landlord under NRS 118B.190(1)(d). A park cannot lawfully evict you simply because it wants the lot back or dislikes you — if the notice you received does not state one of these grounds, many homeowners can challenge it, and you should check with your justice court.

This list matters enormously: it means a park in Nevada cannot simply non-renew you to free up the lot the way an apartment landlord might. If an eviction notice arrives, check it against the legal grounds first, park evictions fail in court most often because the stated reason is not on the list, or the notice skipped a required warning step.

If the Park Sells or Closes

When the park is sold: NRS 118B.173 (Notice of listing of park for sale; entitlement to notice) requires the landlord to notify tenants that the park has been listed for sale — you may need to request/qualify for that notice to be entitled to it.

Nevada does NOT appear to grant residents a statutory right of first refusal or an exclusive window to make a purchase offer the way some states do; exact number of days for the NRS 118B.173 notice and any resident-purchase mechanism: UNVERIFIED.

Practical point: a sale by itself is not a ground for eviction — the new owner takes the park subject to NRS 118B, and only a change in land use triggers the 180-day closure process.

When the park closes: 180 days written notice before you must move your home (NRS 118B.177 closure; NRS 118B.183 conversion to another use, where the 180 days runs from notice served after the local zoning board, planning commission or governing body gives final approval of the change).

Relocation help: the landlord must pay the cost of moving the home and its appurtenances to a new location within 100 miles of the park (or the cost of the first 100 miles if you move farther), plus inspection fees, utility connection deposits, and the cost of taking down, moving, setting up and leveling the home;

if you do not want the home moved, it cannot be moved without structural damage, or no park within 100 miles will accept it, the landlord must pay you the fair market value of the home, and the landlord pays the cost of appraising fair market value and of removing and disposing of the home.

The landlord must also give you the Division’s address and phone number, the Division’s list of licensed manufactured home transporters, and the Division’s list of parks within 100 miles (150 miles for conversions under NRS 118B.183) reporting vacant spaces, and must file a resident impact statement. Nevada sets no flat dollar relocation payment.

Separately, the Housing Division’s Lot Rent Subsidy Program (NRS 118B) can pay 30 percent of base space rent up to 150 per month for qualifying low-income homeowners.

Fees the Park Can and Cannot Charge in Nevada

NRS 118B.140 bars a park from charging an entrance fee for assuming occupancy of a lot or an exit fee for leaving occupancy, and bars requiring you to buy a manufactured home from the landlord as a condition of renting a lot.

NRS 118B.150 bars charging a guest fee for a guest who does not stay with you more than a total of 60 days in a calendar year, and lets a tenant living alone have one other person live in the home with no extra charge or fee (unless that arrangement violates NRS chapter 315).

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NRS 118B.150 also bars requiring you to pay for an improvement to the park’s common area unless a local government ordinance requires the landlord to make it, and restricts charges for utility services; NRS 118B.155 requires the landlord to post or provide certain information about utility bills so you can check the markup. Exact statutory formula limiting utility pass-through amounts: UNVERIFIED.

The park’s side of the bargain: Under NRS 118B.090 the park must maintain all common areas, park facilities, appliances furnished by the landlord, mail boxes, driveways, roads and sidewalks, and must remove snow; the park must provide adequate utility service unless your rental agreement makes you responsible. Under NRS 118B.220(3) a lot is treated as uninhabitable when there is a lack of fuel, water, power or sewer. You maintain your own lot under NRS 118B.120.

If the park lets roads, water, sewer or common areas fail, you may be able to file a written complaint with the Manufactured Housing Division, which investigates park owners and managers.

The Trapped-Equity Problem and How to Protect Yourself

The economics of a mobile home park in Nevada are unlike any apartment: you own the home, but moving it typically costs thousands of dollars, often more than an older home is worth, and many parks will not accept a home past a certain age. That is why lot-rent disputes feel so different here: walking away is rarely a real option, and park owners know it.

The law is what balances that power gap, which makes knowing the exact notice rules, fee limits, and eviction grounds in Nevada worth more to a park resident than to almost any other kind of tenant.

Protect yourself the way the long-time residents do: keep every rent notice and rule change in writing, photograph the condition of your lot and the park’s common areas a couple of times a year, and read the community rules before signing anything, in most states the written rules you were given are what a court will hold both sides to.

Selling Your Home Without Losing Its Value

When it is time to leave, most residents sell the home in place rather than move it, and this is where park rules matter most.

Many states limit a park’s power to block an in-place sale: the park can usually screen the buyer the way it screens any new resident, but it generally cannot force you to remove a home just because you are selling, and it cannot demand a cut of your sale price unless it actually acted as your sales agent.

Get the park’s buyer-approval requirements in writing early, keep the lot rent current through the sale, and never sign a rule change mid-sale without reading it, a home that can stay on its lot is worth far more than one that has to be moved.

The Strongest Protection Is the Lot Next Door

Everything about park life is shared, the roads, the water lines, the rent schedule, the fate of the land itself. That is why the single most effective move a park resident in Nevada can make is joining or forming a residents association. A park owner can ignore one complaint about a rent increase; ignoring a letter signed by sixty households is a different decision.

Associations are also how residents use park-sale rights in the states that grant them, organized communities have bought their own parks across the country, usually with help from nonprofit lenders who specialize in exactly this.

Keep your own records the same way any tenant should: the lease for your lot, every rent notice, every rule change, photos of anything the park fails to maintain. Nevada mobile home park laws reward the resident who can show a judge dates and documents, and most disputes never reach a judge once the park realizes you have them.

Recent changes in Nevada: Nevada still has no lot-rent cap: SB 275 (2023), which would have limited annual manufactured home park rent increases to a percentage set by the Housing Division (roughly 60 percent of CPI) plus actual pass-through expenses, passed both houses and was vetoed by Governor Lombardo on June 16, 2023, and a renewed park rent-stabilization measure in the 2025 session (83rd Legislature) likewise did not become law.

That leaves NRS 118B.150’s 90-day notice and same-rent-for-same-size-lot rule as the only limits on increases, so unlike New Jersey (3.5 percent) or Oregon (about 6 percent), a Nevada park may raise lot rent by any amount with proper notice.

Because rent-cap bills keep returning each session, verify the current text of NRS 118B at leg.state.nv.us before relying on this, and check with the Manufactured Housing Division or a Nevada legal aid office about your park.

Nevada Mobile Home Park Laws: Quick Answers

Can the park raise lot rent whenever it wants? The Nevada mobile home park laws above set the notice rules, and any cap, that apply before an increase is valid.

Can the park make me remove my home? Only for the legal grounds listed in the Nevada mobile home park laws, and only through the court process, never by padlock or tow truck.

Do apartment tenant rights apply to me? Partly. The Nevada mobile home park laws are their own chapter, and this page plus the state guides linked below cover both layers.

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Official Nevada Sources & Resources

Making Nevada Mobile Home Park Laws Work for You

The Nevada mobile home park laws only protect residents who use them, and parks count on most residents never reading the act. Read your lot lease against this page, calendar every notice deadline the moment a letter arrives, and talk to your neighbors, nearly every protection in the Nevada mobile home park laws gets stronger when residents act together.

If the park ignores the rules, the state agency and local legal aid both handle park disputes, and a written complaint citing the act gets a very different response than a phone call. Under the Nevada mobile home park laws, the resident with documents and neighbors is never as trapped as the park hopes.

This guide to nevada mobile home park laws was last verified against official sources in August 2026. Lot-rent caps and park-sale laws are moving fast in many states, re-check before acting on a deadline.

More Nevada Tenant Rights Guides

Disclaimer: This guide is informational only and is not legal advice. Landlord-tenant laws change and vary by city and county within a state. Verify current rules with your state, your local court, or a free legal-aid office before acting. If you are facing eviction, contact a local tenant attorney or legal-aid organization right away.

Renting? Protect your belongings — compare renters insurance at Home Insure Guide. Divorce involving a lease? See Divorce Help Guide. Unsafe housing / toxic mold injury? Some cases qualify — see Mass Tort Info.