Will New Nevada Laws Impact Your Rental Income?

As experts in property management owners rely on, we’re closely following two legislative proposals that could reshape how rental income is structured and managed in Nevada. Nevada Assembly Bills AB121 and AB280, introduced for the 2025 legislative session, aim to bring major changes to how landlords disclose fees, collect rent, and handle tenant applications.

While neither bill is law yet, understanding their potential impact now can help you prepare and protect your investment.

AB121: Full Fee Transparency and Payment Rules

AB121 is focused on rental fee transparency and payment method regulations. If passed, it would end the common practice of splitting out mandatory fees from rent. Instead, it would require landlords to present one all-inclusive monthly rent figure before the lease is signed.

Key Provisions of AB121:

• All-in-one rent pricing: Landlords must show a single monthly rent total that includes all mandatory charges. These could include:

  • Smart home tech fees

  • Payment app surcharges

  • Utility billing services

  • Air filter delivery programs

  • Internet or cable packages

• Mandatory fee disclosure before lease signing: Tenants must be informed of all fees upfront. No more surprises mid-lease.

• At least one free payment method: If rent is only payable through methods like apps (e.g., Venmo or online portals) that charge processing fees, landlords must either offer one fee-free option (such as check or money order) or not profit from the fees.

• Lease access before deposits: Tenants must be given access to the lease terms before paying a security deposit. This can be done digitally or by providing a physical copy.

• Penalties for non-compliance: Civil penalties could apply to landlords who:

  • Fail to disclose the consolidated rent

  • Charge hidden or undisclosed fees

  • Withhold the lease prior to deposit

• Applies only to new and renewed leases: Existing leases are grandfathered in. These rules would apply at the time of renewal or new tenancy.

What This Means for Property Owners:

If passed, AB121 would require landlords to restructure lease templates and billing systems to comply with the new rules. For those self-managing rental properties, it may create legal and logistical risks if not handled correctly.

At our company, we’ve already begun reviewing how these requirements could be integrated into our lease management systems to help owners stay ahead. Working with the best property management company in Las Vegas ensures you won’t face fines or lease disputes over technical compliance issues.

AB280: Rent Caps and Application Fee Reform

AB280 is a more expansive proposal that targets both rental pricing and fee practices - particularly among larger landlords and corporate property managers. Its centerpiece is a temporary rent cap for qualifying tenants and stricter rules on application and amenity fees.

Key Provisions of AB280:

• 5% rent increase cap for seniors and Social Security recipients: A pilot program would cap rent increases at 5% annually for tenants who are:

  • Age 62 or older

  • Receiving Social Security

• This pilot would run from July 1, 2025, through December 31, 2026.

• Fee transparency in leases: All fees must be listed on a single summary page in the lease. This includes:

  • Valet trash service

  • Smoke detector battery replacement

  • Mandatory internet/cable services

  • Online rent payment fees

  • Amenity fees

• Ban on non-refundable application fees when not screened: If a landlord collects an application fee but does not run a background or credit check, the fee must be refunded to the applicant.

• Required fee appendix: Landlords must include a lease appendix listing all fees allowed under the agreement. This helps prevent what lawmakers call “junk fees.”

Who This Affects:

AB280 primarily targets larger property management operations that use corporate lease structures with layered fees. However, any landlord who charges application or amenity fees may be affected.

Although AB280 does not ban legitimate fees, it emphasizes that landlords cannot charge tenants for services they are already legally required to provide - a distinction that could impact how some leases are written.

Industry Reactions

• Supporters: Tenant advocacy groups support both AB121 and AB280, arguing that renters deserve pricing transparency and fairness.

• Opponents: The Nevada State Apartment Association and various landlord organizations oppose the bills. Their main concerns include:

  • The administrative burden on small landlords

  • The possible effects of rent caps on housing supply

  • The limitations on recovering costs for services

AB280, in particular, is expected to face strong opposition and may ultimately be vetoed by the Governor, as a similar rent cap proposal was vetoed in 2023.

How to Prepare as a Rental Property Owner

Even if these bills don’t pass, they signal a broader push for greater regulation of rental housing in Nevada, especially in urban markets like Las Vegas.

If you own one or more rental properties, now is the time to:

• Review how your leases present fees Consolidated rent pricing may become the new standard.

• Offer multiple payment options Avoid situations where tenants can claim unfair payment barriers.

• Track which fees are legally defensible Fees should reflect actual services rendered - not default line items.

• Consider hiring a professional Las Vegas property manager With legislation constantly evolving, relying on experienced experts in property management Las Vegas owners trust is the best way to reduce risk and ensure compliance.

Final Thoughts

Both AB121 and AB280 represent a potential shift toward more tenant-friendly rental rules in Nevada. For landlords, these changes may introduce new compliance requirements - but also new opportunities to build trust with tenants through fair, transparent practices.

As the best property management company for owners in Las Vegas and surrounding areas, we’re committed to keeping our clients informed, compliant, and successful. If you’re unsure how these proposed laws might affect your rental business, we’re here to help.

Contact us today to review your lease terms, fee structures, and payment systems - before the laws change.