Nevada AB 396 (2025) limits the ability of qualifying Nevada cities to impose owner-occupancy on long-term ADU rentals. Under the new state law, North Las Vegas cannot make owner-occupancy a condition of permit for long-term residential ADU use. Short-term rentals are regulated separately under Nevada AB 363 (2021) and NLVMC and may impose owner-occupancy through STR licensing. HOA CC&Rs may impose additional owner rules independently.
Before Nevada AB 396 (Chapter 365, 2025), North Las Vegas could attach owner-occupancy as a standard condition of approval for ADUs through NLVMC Title 17 zoning review. AB 396 substantially narrowed that authority by directing qualifying Nevada cities to adopt ADU ordinances that treat ADUs as a permitted residential use. The Nevada legislature's intent was to align with the broader 2025 housing-supply package and remove permit barriers similar to California AB 881 (2019). For long-term rentals (rentals of 31 days or more), North Las Vegas generally cannot require the property owner to live on-site as a condition of building or zoning approval. Short-term rentals (under 31 days) remain heavily regulated under Nevada AB 363 (2021) and NLVMC Chapter 5.29 or successor STR licensing — owner-of-record requirements and 24/7 responsible-party contact rules typically apply. HOA CC&Rs in master-planned North Las Vegas communities (Aliante, Eldorado, Sun City Aliante, Coleman Highlands) may impose owner-occupancy independently as private contractual restrictions enforceable under Nevada NRS Chapter 116. Nevada NRS 116 does not currently preempt HOA owner-occupancy covenants the way Arizona's HB 2720 does in that state.
City: no enforcement of owner-occupancy for long-term ADU rentals after AB 396. STR-licensing violations carry citations, daily fines, and license revocation under NLVMC. HOA covenant violations are enforced through CC&R remedies including fines, liens, and civil action under NRS Chapter 116.
North Las Vegas, NV
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Side-by-side rule comparisons with other cities in Clark County.
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