NV AB396

Counties with populations of 100,000+ (Clark, Washoe) and cities with populations of 60,000+ (Las Vegas, Henderson, North Las Vegas, Reno, Sparks) must adopt ordinances authorizing accessory dwelling units (ADUs) on residential property by July 1, 2026, or ADUs become automatically permitted without restriction on any residential parcel.

Local ADU ordinances cannot prohibit separate kitchens, require more than one additional parking space, impose setbacks stricter than the primary residence, or prohibit using ADUs as rental housing (though transient lodging may be prohibited).

HOA declarations may be amended to restrict residential unit leasing to meet lender or insurance underwriting requirements, and terminating a common-interest community now requires approval by at least 80% of votes allocated to units not owned by the declarant.

Resale packages for common-interest community units must now include proof of the association's required insurance policies.

Maximum administrative fines the Commission for Common-Interest Communities and Condominium Hotels may impose increases from $1,000 to $5,000 per violation.