Nevada Administrative Code Chapter 118B - LANDLORD AND TENANT: MANUFACTURED HOME PARKS
1. Dispute Over Improper Eviction Notice
Background:
A tenant in a manufactured home park received a 30-day eviction notice from the park owner, claiming nonpayment of rent. The tenant disputed the notice, stating that rent had been paid.
Issue:
Whether the eviction notice complied with NAC 118B requirements.
Decision:
NAC 118B requires landlords to provide clear, written notices specifying the reason for eviction and allow tenants to cure certain defaults.
The tenant provided receipts proving rent payment.
The eviction was rescinded, and the park was required to acknowledge the corrected payment record.
Key Lesson:
Eviction notices under NAC 118B must be accurate, and tenants have the right to dispute improper or incorrect notices.
2. Appeal of Rent Increase
Background:
A landlord issued a rent increase exceeding the annual allowable limit set by the local ordinance and NAC 118B. The tenant filed a complaint.
Issue:
Whether the rent increase complied with NAC 118B limits and notice requirements.
Decision:
NAC 118B requires landlords to provide at least 30 days’ written notice and limits increases based on local regulations.
The rent increase exceeded the allowed percentage and notice period was insufficient.
The Board invalidated the increase, requiring the landlord to revert to the previous rent until proper notice and legal increase limits were followed.
Key Lesson:
Landlords must comply with notice and local limit requirements for rent increases under NAC 118B.
3. Maintenance and Habitability Complaint
Background:
Tenants filed a complaint regarding broken water heaters and unsafe electrical wiring in their manufactured home park, claiming the landlord failed to maintain habitable conditions.
Issue:
Whether NAC 118B requires landlords to maintain essential services and safe living conditions.
Decision:
NAC 118B mandates that landlords maintain utilities and safe premises.
Inspections confirmed the complaints were valid.
The landlord was ordered to repair the deficiencies immediately and provide temporary accommodations if necessary.
Key Lesson:
Landlords are legally required under NAC 118B to maintain safe, habitable living conditions; failure to do so can result in enforcement actions.
4. Appeal Over Security Deposit Dispute
Background:
A tenant moved out and requested the return of their security deposit. The landlord withheld a portion, claiming damages that the tenant disputed.
Issue:
Whether the deductions complied with NAC 118B rules for security deposits.
Decision:
NAC 118B requires landlords to provide an itemized list of damages and costs within a specific timeframe.
The landlord failed to provide proper documentation.
The Board ordered full return of the security deposit plus interest.
Key Lesson:
Security deposits must be itemized and documented; improper withholding violates NAC 118B and can result in full repayment.
5. Dispute Over Unauthorized Entry
Background:
A tenant complained that the landlord entered their manufactured home without proper notice or consent.
Issue:
Whether NAC 118B restricts landlord access to tenant homes.
Decision:
NAC 118B allows entry only for emergencies or with proper notice (typically 24 hours).
The landlord entered without notice for routine maintenance.
The Board issued a warning and required the landlord to follow proper notice procedures going forward.
Key Lesson:
Tenant privacy is protected under NAC 118B; landlords must follow notice and entry rules.
6. Appeal Over Removal of Tenant’s Improvements
Background:
A landlord removed a tenant-installed shed without prior approval or notice. The tenant filed a complaint seeking compensation.
Issue:
Whether the landlord violated NAC 118B rights regarding tenant-installed improvements.
Decision:
NAC 118B allows tenants to make improvements with landlord approval and requires notice before removal.
The removal was deemed improper, and the tenant was compensated for the fair value of the shed.
Key Lesson:
Landlords cannot unilaterally remove tenant improvements without following NAC 118B procedures.
7. Dispute Over Termination of Lease Upon Sale of Park
Background:
A manufactured home park was sold, and new owners attempted to terminate existing leases to redevelop the property. Tenants challenged the termination.
Issue:
Whether NAC 118B protects tenants from lease termination upon park sale.
Decision:
NAC 118B provides protections for tenants, including proper notice and the right to remain under existing leases for a defined period.
The sale did not provide required notice.
Tenants were allowed to remain under their original leases until the proper notice period expired.
Key Lesson:
Tenants in manufactured home parks have lease protections under NAC 118B, even when ownership changes.
✅ Summary of Key Themes in NAC 118B Cases
Eviction & Notices: Evictions must comply with strict notice and procedural requirements.
Rent Increases: Landlords must follow notice periods and local legal limits.
Maintenance & Habitability: Essential services and safe conditions are mandatory.
Security Deposits: Itemization and timely return are required for all deductions.
Privacy & Entry: Landlords must provide notice and may only enter under allowed circumstances.
Tenant Improvements: Landlords cannot remove improvements without notice and compensation.
Lease Protections on Sale: Tenants retain lease rights even if park ownership changes.
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