Buying a mobile home in Nevada

Nevada's NRS Chapter 118B gives a buyer strong up-front disclosure, a fair and time-limited approval process, and refundable deposits. The information below describes how the law generally works; anyone buying should consider consulting a licensed attorney in Nevada.

What the statute says

Nev. Rev. Stat. §118B.040 front-loads disclosure. "Before requiring or accepting payment of any application fee," the landlord must give a prospective tenant: "a copy of the rental agreement or lease"; "a copy of the rules and regulations"; any required notices of "the sale, closure or conversion of the manufactured home park"; "the criteria used by the manufactured home park in deciding whether to accept an applicant"; "a list of every increase in rent during the last 5 years for the manufactured home lot"; and "the maintenance responsibilities of the landlord pursuant to NRS 118B.090."

Buyer approval is governed by §118B.170: the landlord "shall consider the record ... concerning the payment of rent," "shall not unreasonably withhold his or her consent," and must "approve or deny a completed application ... within 10 business days." Deposits are refundable under §118B.060, with an itemized accounting and a 21-day refund.

How it works in general

Before a Nevada buyer pays an application fee, the park must hand over the lease, the rules, the acceptance criteria, and — notably — a list of every rent increase over the last five years, so the buyer can see the park's rent history. A buyer who will keep the home in the park applies to be approved as a tenant; the park must weigh the rent-payment record, can't unreasonably refuse, and must decide within 10 business days. Any deposit is fully refundable except for documented defaults or damage. Reviewing the lease, the rules, the rent history, and the home's title are the key steps before closing.

Common scenarios

General examples Nevada buyers commonly encounter:

• A park charges an application fee with no disclosures. The lease, rules, criteria, and 5-year rent history must come first (§118B.040).
• A park delays the buyer's approval. The landlord must decide within 10 business days and can't unreasonably refuse (§118B.170).
• A buyer worries about a nonrefundable deposit. All deposits are refundable, less itemized defaults or damage (§118B.060).

Other authorities that may apply

Chapter 118B governs disclosure, buyer approval, and deposits; the home's construction follows the federal HUD code. Ownership transfers by the Housing Division certificate of ownership (see the Nevada title guide), and federal lending rules and the Fair Housing Act can apply. The rental agreement, the disclosures, and the bill of sale are the core documents to review.