Nevada Mobile Home Park Rent Control: 2026 Guide

Is mobile home lot rent controlled in Nevada?

Not in the way most people assume. Nevada does not cap how much you can raise lot rent, and it has no statewide or local rent-control ordinance you have to price against. You set the increase amount.

What Nevada does regulate is how you raise it. Manufactured home parks fall under NRS Chapter 118B, which imposes two firm requirements on every rent increase: at least 90 days' advance written notice, and uniform pricing across comparable lots. Miss either and the increase is exposed to challenge, regardless of the dollar figure.

There is no statewide rent cap in Nevada

Nevada has no statute limiting the percentage or dollar amount of an MHP rent increase. You may raise rent to what the market supports.

Local governments do not fill that gap either — Nevada does not authorize cities or counties to enact their own rent-control caps on parks. Legislative attempts to change this have failed: a bill (SB275) that would have directed the state Housing Division to set maximum annual increase percentages for manufactured home parks was vetoed by the Governor and never became law. Bottom line: no percentage cap is in force. Do not assume otherwise, and do not let a tenant tell you a fixed cap applies.

The 90-day written notice rule (NRS 118B.150)

Under NRS 118B.150(1)(a)(3), a landlord shall not increase rent unless 'Written notice advising a tenant of the increase is received by the tenant 90 days before the first payment to be increased and written notice of the increase is given to prospective tenants before commencement of their tenancy.'

Read that literally: the tenant must RECEIVE the notice 90 days out, not merely have it mailed 90 days out — build in mailing time. Note it is 90 days for park lot rent, which is far longer than the notice required for ordinary apartment tenancies. If a tenant receives state low-income assistance from the Account, you must also give the state Administrator written notice 90 days before the first increased payment.

Uniform pricing and the service-reduction rule

NRS 118B.150(1)(a)(1) requires that 'The rent charged after the increase is the same rent charged for manufactured homes of the same size or lots of the same size or of a similar location within the park.' You cannot single out one resident for a higher increase than comparable neighbors. Per subparagraph (2), any increase in charges for a special service must be the same amount for every tenant using it. The statute lets you OFFER discounts (for example to seniors 55+, disabled residents, long-term tenants, on-time payers, or those paying by check or electronic transfer) — but those are optional discounts, not required caps.

Separately, NRS 118B.153 protects tenants when you cut something you were providing: rent 'must be reduced proportionately when the service, utility or amenity is decreased or eliminated by the landlord,' and 'The landlord may not increase the rent to recover the lost revenue.' There is no special rent freeze for elderly or disabled tenants in Nevada law — that is a common misconception.

Rent-increase rules at a glance in Nevada

• No amount cap
  Nevada has no statewide or local limit on how much you can raise MHP lot rent.
• 90-day written notice
  NRS 118B.150(1)(a)(3): the tenant must receive written notice 90 days before the first increased payment.
• Prospective tenants
  Same statute: disclose the increase to prospective tenants before their tenancy begins.
• Uniform pricing
  NRS 118B.150(1)(a)(1): post-increase rent must match what comparable lots/homes of the same size or similar location pay.
• Optional discounts only
  Discounts for seniors, disabled, long-term, or on-time-paying tenants are permitted, not mandated — and are not rent caps.
• Cut a service, cut the rent
  NRS 118B.153: reduce rent proportionately if you eliminate a utility/service/amenity, and you can't hike rent to recoup it.
• Account-assisted tenants
  If a tenant gets state low-income assistance, also notify the state Administrator 90 days before the increase.

Operator best practices in Nevada

• Count backward from receipt, not mailing
  Send increase notices well over 90 days ahead so the tenant demonstrably RECEIVES them in time; keep proof of delivery.
• Keep a rent grid by lot size and location
  Document that each increase lands tenants of comparable lots at the same rent, so you can prove NRS 118B.150 uniformity if challenged.
• Put discount criteria in the lease
  If you offer senior, long-term, or on-time-pay discounts, spell out the qualifying terms in writing so they read as lawful discounts, not discriminatory pricing.
• Re-price when you drop a service
  Before eliminating a bundled utility or amenity, calculate and apply the proportionate rent reduction required by NRS 118B.153.
• Notify the state for subsidized tenants
  Track which tenants receive Account assistance and send the Administrator the 90-day notice alongside the tenant's.
• Watch pending legislation
  Rent-cap bills for parks have been introduced repeatedly; monitor each session so a new law doesn't catch you flat-footed.
• Build a relationship with a Nevada MHP attorney
  Have counsel who knows NRS 118B review your notice templates and increase process before you roll out a park-wide change.