Revises provisions relating to housing. (BDR 22-232)
AB 396 requires Clark County, Washoe County, and cities with populations over 60,000 (Las Vegas, Henderson, North Las Vegas, Reno, and Sparks) to adopt an ordinance by January 1, 2026, allowing accessory dwelling units (ADUs) on residential properties. If these local governments fail to adopt such an ordinance, ADUs can be built on any residentially zoned parcel without local restrictions. The required ordinance must include an expedited approval process and cannot impose conditions like minimum lot sizes or setbacks. The bill also updates common-interest community rules, including requiring insurance proof in resale packages and increasing fines for violations from $1,000 to $5,000.
Bill status
signed
all 5 stages cleared
Introduction
Mar 2025
Committee Review
May 2025
Assembly Passage
May 2025
Senate Passage
May 2025
Signed into Law
Jun 2025
Introduced Mar 11, 2025
Signed Jun 6, 2025
Maddy AI version diff · 3 comparisons
What changed between versions
Reprint 2
→
As Enrolled
·
6 edits
·
Jun 6, 2025
MODERATE
This bill mandates that larger Nevada cities and counties (populations over 60,000 and 100,000 respectively) must adopt ordinances allowing accessory dwelling units (ADUs) by July 1, 2026. If these jurisdictions fail to act by that deadline, ADUs will be automatically authorized on all residential property without restriction. The bill also updates rules for common-interest communities, including stricter requirements for amending declarations and higher fines for violations.
Scope change
The bill expands mandatory ADU requirements to specific large jurisdictions (Clark, Washoe, and major cities) that previously might have had more autonomy, while establishing a strict enforcement timeline.
REQUIREMENT
Requires governing bodies of large counties and cities to adopt ordinances authorizing accessory dwelling units on residential property.
Removes an exception that previously allowed boundary relocation amendments in common-interest community declarations to avoid indexing requirements.
Requires resale packages for common-interest community units to include proof of the association's required insurance policies.
TIMELINE
Establishes a July 1, 2026 deadline; failure to adopt an ordinance by this date triggers automatic authorization of ADUs on all residential parcels.
ENFORCEMENT
Increases the maximum administrative fine for common-interest community violations from $1,000 to $5,000.
ELIGIBILITY
Adds an exception allowing associations to restrict leasing of units to meet specific underwriting requirements.
Floor votes · Assembly Apr 22, 2025
How they voted
This bill passed the Senate by voice vote (no roll call recorded).
Full legislative history
Actions timeline
Total actions
16
Key actions
7
Committee
3
Jun 6, 2025
Signed into law
Approved by the Governor.
Chapter 365.
executive
May 27, 2025
Lower · Passed
Senate Amendment No. 697 concurred in. To enrollment.
lower
May 23, 2025
Upper · Passed
Read third time. Passed, as amended. Title approved, as amended. (Yeas: 14, Nays: 7.) To Assembly.
upper
May 19, 2025
Upper · Passed
From committee: Amend, and do pass as amended.
Placed on Second Reading File.
Read second time. Amended. (Amend. No. 697.) To printer.
upper
Apr 22, 2025
Lower · Passed
Read third time. Passed, as amended. Title approved. (Yeas: 27, Nays: 15.)
To printer.
lower
Apr 21, 2025
Lower · Passed
From committee: Amend, and do pass as amended.
Placed on Second Reading File.
Read second time. Amended. (Amend. No. 250.)
Dispensed with reprinting.
lower
Mar 12, 2025
Lower · Passed
From printer. To committee.
lower
1 primary · 0 co-sponsors
Sponsors
Role
Legislator
Party
State
District
P
Shea Backus
DDemocratic
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