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AB 38

Relating to: an income tax exemption for cash tips paid to an employee. (FE)

2025-2026 Regular Session Introduced by Elijah Behnke and 11 co-sponsors

AB 38 extends Nevada housing regs and protections to manufactured buildings and factory-built housing, expanding oversight, reporting, and park-disclosure requirements.

Failed to concur in pursuant to Senate Joint Resolution 1
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WeVote Research Nonpartisan
Bill Summary · AB 38

AB 38 — Summary (BDR 43-521)

Status: Chapter 13 (enacted). Introduced: Dec 2, 2024. Governor approved: May 26, 2025. Effective date: July 1, 2025.

Purpose / Intent

AB 38 modernizes Nevada law governing manufactured housing, mobile homes, manufactured buildings, commercial coaches and factory-built housing. The bill clarifies definitions, extends existing consumer-protection and regulatory requirements to additional factory-built housing types, updates recovery-fund and licensing procedures, and revises certain manufactured-home‑park disclosure and lot‑maintenance rules. It also strengthens confidentiality protections for Division investigations and removes certain outdated references (e.g., “travel trailers”).

Key provisions and changes

  • Scope and definitions (Chapter 489 / NRS 489.*; NRS 461A):
    • Extends regulatory requirements (trip permits, advance fees, issuance of certificates/labels, sales reporting, title issuance, enforcement authority) to manufactured buildings and commercial coaches where previously limited to manufactured homes/mobile homes.
    • Removes the statutory definition/application of “travel trailer,” narrowing that category’s applicability.
  • Recovery Fund and claims (Account for Housing Inspection and Compliance; NRS 319.169; NRS 489.4971–489.4989):
    • Clarifies and expands eligible claimants (not just purchasers but any person party to an agreement for sale/lease/repair/etc.).
    • Broadens types of actions/damages that can be the basis for claims and reorganizes claim procedures.
  • Licensing, inspections and investigations (NRS 489.431 and related):
    • Adds confidentiality protections for documents/files/communications generated during Administrator investigations (with specified exceptions).
    • Requires the Administrator, to the extent feasible, to coordinate with other licensing agencies.
  • Dealer/dealer-reporting and consumer forms:
    • Requires completed dealer reports of sale to be submitted to the Housing Division; expands required contract forms to include manufactured buildings and factory-built housing.
  • Manufactured‑home‑park landlord/tenant provisions (NRS 118B.*):
    • Requires landlords to disclose owner/representative name, address and telephone (and email when available) and to post/provide office hours/availability; clarifies manager availability requirements.
    • Authorizes landlord to require tenants to reasonably maintain lots to control weeds/vegetation, but only after 30 days’ written notice.
    • Note: an original provision explicitly granting landlord access rights to enter tenant lots (Section 36) was deleted in amendment and not included in final enactment.
  • Park transfers:
    • Requires purchaser or transferee of a mobile home community to notify the Housing Division within 10 business days (form prescribed by Division).
  • Miscellaneous:
    • Conforming, technical and clarifying changes across NRS 489, 118B and 461A.
    • Maintains a two‑thirds majority vote requirement for final passage for specified section(s) (§25).

Who is affected

  • Residents and tenants of manufactured‑home parks (disclosures, lot‑maintenance rules).
  • Landlords/park owners, managers, purchasers/transferees of parks.
  • Manufacturers, dealers, distributors, installers, general and specialty servicepersons, and licensees in the manufactured housing sector (expanded regulatory coverage and reporting).
  • Consumers and parties to housing agreements seeking recovery from the Inspection & Compliance Account.
  • Nevada Housing Division (expanded duties, confidentiality, enforcement); State budget and local government (see fiscal note).

Fiscal & procedural notes

  • Fiscal note: “Effect on Local Government: Increases or Newly Provides for Term of Imprisonment in County or City Jail or Detention Facility.” Effect on State: Yes.
  • Housing Division data cited: 653 licenses/permits; FY 2026 budget ~$308.0M; FY 2027 budget ~$210.3M; Division staffing ~47 FTE.
  • Legislative timeline: introduced Dec 2, 2024; amended in committee (Amendment No. 29 adopted Apr 21, 2025); passed both houses; enrolled May 23, 2025; approved by Governor May 26, 2025; chaptered May 27, 2025. Effective July 1, 2025.

If you want, I can produce a side‑by‑side table showing pre‑existing vs. changed statutes (NRS citations) or a short checklist of compliance actions for landlords, dealers, and the Housing Division.

Compiled from official sources — confirm details with the bill’s official record.

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