Nevada Guide: Resident Ownership of Mobile Home Parks

If you're a mobile home park resident in Nevada, you may wonder how to secure more stability and control over where you live. One powerful option is converting your park to resident ownership. This process lets tenants purchase the park collectively, giving them a direct say in its management and helping to protect against unexpected rent hikes or redevelopment. Understanding your rights, the official forms, and Nevada laws can help you navigate this opportunity.

Understanding Resident Ownership Conversion in Nevada

Resident ownership conversion allows tenants to purchase their mobile home community, typically by forming a cooperative or a homeowners' association (HOA). In Nevada, this process is supported by state regulations and overseen by key government agencies.

• Stability: Resident ownership can help prevent park closures or rent spikes.
• Community Control: Residents decide how the property is managed and maintained.
• Protection from Redevelopment: Ownership protects residents from being forced out if the land is sold.

Who Oversees Manufactured Housing in Nevada?

The Nevada Housing Division (NHD) and the Nevada Manufactured Housing Division regulate manufactured housing park issues, forms, and licensing. Disputes and official tenancy matters are handled by the Nevada Justice Court and, sometimes, the Manufactured Housing Dispute Resolution Program.

Legal Requirements and Process Overview

Nevada law gives residents a structured process if a park owner plans to sell. Under the Nevada Revised Statutes (NRS) Chapter 118B – Landlord and Tenant: Manufactured Home Parks, residents have specific rights to purchase their park if the owner intends to sell.^[1]

• The park owner must give written notice of intent to sell the park.
• Resident groups, such as a Homeowners' Association, can make an offer to purchase within allowed timelines.
• If accepted, the group coordinates financing, due diligence, and closing.

Key Steps to Resident Ownership

Here's a summary of the process you may go through if you want to pursue resident ownership in Nevada:

• Written Notice: The park owner must deliver written notice to each tenant regarding the intent to sell. Residents typically have 45 days to indicate their interest.
• Forming a Group: Residents should organize, often by establishing a nonprofit HOA or cooperative.
• Making an Offer: The resident group submits a written offer. The owner must negotiate in good faith but isn't required to accept any offer.
• Financing: The group secures funding—this may involve loans, grants, or assistance from Nevada Housing programs.
• Finalizing the Sale: If a deal is reached, both sides sign closing documents, and the ownership is transferred.

This process can feel complex, but many residents find that the control and security gained are well worth the collective effort. Working with local legal aid or housing counselors can also be tremendously helpful during this transition.

Official Nevada Forms for Resident Ownership Conversion

Some of the most important government forms you may encounter during this process include:

• Notice of Intent to Sell a Manufactured Home Park (Division Form 580):
  Official Notice of Intent to Sell (Form 580)
  When used: The park owner must fill out and provide this to all current residents before listing the park for sale. As a renter, you'll receive this notice so you have the chance to act quickly with your group.
• Homeowners' Association (HOA) Registration Forms:
  Nevada HOA Forms
  When used: Residents forming an association must officially register their group before making a formal offer. This is crucial to act as a unified buyer.
• Dispute Resolution Complaint Form:
  File a Manufactured Housing Dispute
  When used: If you believe the park owner did not follow the notice or negotiation rules, you can file this form with the State of Nevada.

Important Nevada Laws and Official Tribunal

The process is governed by NRS Chapter 118B: Landlord and Tenant of Manufactured Home Parks. This chapter explains all your rights, notice requirements, and timelines for responding.

Disputes may be resolved through the Nevada Justice Court or the Manufactured Housing Division – Dispute Resolution Program.

FAQ: Resident Ownership Conversion in Nevada

1. Do residents get first priority to buy their park?
   Yes. Nevada law requires park owners to notify tenants and give them priority to organize and make an offer before other buyers.
2. How much time do residents have to respond to a notice of sale?
   Park residents usually have up to 45 days from the receipt of official notice to submit their interest and prepare an offer.
3. Can a resident group get financing to buy a mobile home park?
   Yes. Resident groups can seek loans, grants, and help from Nevada Housing programs to finance the purchase.
4. What if the park owner won't negotiate fairly?
   You can file a complaint with the Manufactured Housing Dispute Resolution Program or take the matter to Justice Court if laws are not followed.
5. Is legal help available to renters?
   Yes. Free and low-cost legal aid is available through state-approved nonprofits and Nevada Legal Services to guide you through each step.

Key Takeaways

• Nevada residents have the right to organize and bid to buy their mobile home park if it's being sold.
• Timely action and proper filing of official forms are crucial; don't miss notice deadlines.
• Legal help and government support are available through state housing agencies if issues arise.

Need Help? Resources for Renters

• Nevada Manufactured Housing Division – official forms, complaint process, and information
• Manufactured Housing Dispute Resolution Program – file complaints or seek mediation
• NRS § 118B – Manufactured Home Park Laws
• Nevada Legal Services – free legal advice for renters
• Nevada Housing Division – nonprofit and cooperative program information

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1. NRS Chapter 118B: Landlord and Tenant of Manufactured Home Parks
2. Nevada Manufactured Housing Division
3. Manufactured Housing Dispute Resolution Program
4. Nevada HOA Forms
5. Notice of Intent to Sell Form (Form 580)

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