Nevada Mobile Home Park Eviction Process: A Step-by-Step Guide

Nonpayment of rent in a Nevada manufactured home park

If your lot tenant owns their home and falls behind on space rent, utility charges, or reasonable service fees, Nevada requires a 10-day written pay-or-quit notice before you can terminate — not the shorter notices used for apartments. NRS 118B.190(1)(c) requires notice 10 days in advance, and NRS 118B.200(1)(a) frames the ground as failure to pay within 10 days after written notice.

Serve the notice the way NRS 40.280 requires and state specific facts — the dates and the exact amounts owed. A bare reference to the statute is not enough specificity and will get the case dismissed. If the tenant pays the full amount within the notice period, the tenancy is preserved.

One narrow exception: if the tenant is NOT a natural person (for example, a business entity) and has already received three nonpayment notices, you are not required to give a further 10-day notice (NRS 118B.190).

Other grounds and their notice periods

Nevada does not allow no-cause termination of a manufactured-home-lot tenancy. You may terminate only on the grounds enumerated in NRS 118B.200 — nonpayment; failure to correct a law/ordinance or valid park-rule violation after written notice; conduct that is an annoyance to other tenants; violation of valid park rules of conduct, occupancy, or facility use after written notice; a change in the use of the land; or conduct that is a nuisance or violates state or local law.

The notice period depends on the ground (NRS 118B.190(1)): 5 days for conduct that is a nuisance or violates a state law or local ordinance; 3 days upon issuance of a temporary writ of restitution; 45 days for any other reason, which covers most rule violations and annoyance grounds; and 180 days if you are changing the use of the land.

Every notice must set out specific facts so the tenant can identify the date, place, and circumstances of the alleged violation, and most grounds require a chance to cure. Vague notices get thrown out.

Filing the eviction: formal process, not summary

This is the single biggest trap for operators. The fast summary-eviction process used for apartments is NOT available against a manufactured-home-lot tenant. NRS 40.253(12)(a) states the summary section does not apply to the tenant of a mobile home lot in a mobile home park. You must use the formal eviction process.

In practice that means filing a Summons and Complaint for unlawful detainer in the justice court (or district court) with jurisdiction over the park's location, then litigating the case. The court may hold an Order to Show Cause hearing and can issue a temporary writ of restitution during the case, often conditioned on your posting a bond; a permanent writ issues only after you prevail at trial.

Because the formal process has more steps and takes longer than summary eviction, budget for a multi-week to multi-month timeline and make sure your notices and service are airtight before you file.

The resident owns the home: removal, sale, and abandonment

Winning possession of the lot does not give you the home. The tenant owns the manufactured home as personal property, and Nevada protects their right to sell it in place. Under NRS 118B.170 you may require approval of a prospective buyer but shall not unreasonably withhold consent, and you may force removal on a sale only if the home is run-down, in disrepair, or fails the safety standards in NRS 461A.120.

Nevada gives you no quick move-the-home-out remedy tied to the writ. You may require removal of an unoccupied home only if it is unoccupied for more than 90 consecutive days and the tenant or dealer is not making good faith and diligent efforts to sell it (NRS 118B.120(1)(c)).

A home is deemed abandoned only when no rent has been paid for at least 60 days, it is unoccupied, and the manager reasonably believes it abandoned (NRS 118B.120(5)). Even then, before dismantling you must conduct a title search with the Division and send a certified letter to the owner and any lienholder, with a 30-day response window (NRS 118B.120(3)). Locking out, towing, or dismantling the home outside these rules creates serious liability.

Typical timeline in Nevada

• 10-day pay-or-quit (nonpayment)
  Serve written notice giving the tenant 10 days to pay rent, utility charges, or service fees before terminating (NRS 118B.190(1)(c)).
• 5 or 45-day notice (other grounds)
  Nuisance or illegal conduct is 5 days (NRS 118B.190(1)(a)); most rule violations and annoyance grounds are 45 days for any other reason (NRS 118B.190(1)(e)).
• 180-day notice (change of use)
  If you are closing the park or changing the land's use, tenants get 180 days' advance notice (NRS 118B.190(1)(d)).
• File formal unlawful detainer
  After the notice expires, file a Summons and Complaint in the justice or district court — summary eviction is barred (NRS 40.253(12)(a)).
• Show-cause hearing / temporary writ
  The court may hold a hearing and issue a temporary writ of restitution during the case, often requiring you to post a bond.
• Judgment and permanent writ
  If you prevail at trial, the court issues a permanent writ of restitution for the lot, which a constable or sheriff then enforces.
• Home sale, removal, or abandonment
  The tenant may sell the home in place; forced removal needs 90+ days unoccupied without a good-faith sale effort, and abandonment needs 60+ days unpaid plus a title search and certified notice (NRS 118B.120).

Operator best practices in Nevada

• Never use summary eviction
  File a formal unlawful detainer action; summary eviction against a mobile-home-lot tenant is barred by NRS 40.253(12)(a) and will be dismissed.
• Match the notice to the ground
  Use the correct day-count — 10 days nonpayment, 5 days nuisance, 45 days most other grounds, 180 days change of use — and cite specific facts, dates, and dollar amounts.
• Document the ground thoroughly
  Keep dated records, photos, and prior written warnings; Nevada requires specific-fact notices and a chance to cure most violations under NRS 118B.200.
• Respect the tenant's ownership of the home
  Do not lock out, tow, or dismantle the home; honor the sale-in-place right and the 90-day and 60-day thresholds in NRS 118B.170 and NRS 118B.120.
• Give long-lead notice for closures
  Plan at least 180 days ahead for any change of use or park closure and follow the conversion obligations in NRS 118B.180 and 118B.183.
• Consider cash-for-keys
  A negotiated cash-for-keys or voluntary move-out or in-place sale is common market practice and is often faster and cheaper than a contested formal eviction.
• Build a relationship with a Nevada MHP attorney
  Chapter 118B is tenant-protective and detail-heavy; have qualified Nevada counsel review your notices and handle contested cases before you file.