Pass-Through Utility Charges in Nevada Mobile Home Parks: Your Rights

If you live in a mobile home park in Nevada, questions about utility charges can be confusing—especially when it comes to 'pass-through' utilities. Parks often provide water, gas, or electricity, but what rules apply to billing you separately? Understanding your rights ensures you’re only paying what’s fair and required under Nevada law.

What Are "Pass-Through" Utility Charges?

'Pass-through' utility charges are fees that landlords collect from renters to cover the cost of utilities provided by a third party (like the local water company) instead of including those costs in rent. In mobile home parks, these are common for services like water, sewer, or electricity.

What Does Nevada Law Say About Park Utility Charges?

The main rules governing mobile home park utility charges in Nevada are found in the Nevada Revised Statutes (NRS) Chapter 118B: Landlords and Tenants of Manufactured Home Parks.^[1]

Under NRS 118B.140, mobile home park management may charge tenants for utilities supplied by the park, but strict procedures and protections apply:

• Charges must be based on each space's actual utility usage or a clearly outlined formula. Landlords cannot simply divide up total park costs unless no individual meters exist.
• The rate charged cannot be higher than the rate the utility company charges the park. Landlords cannot profit from pass-through charges.
• Park management must provide written notice—explaining charges, how rates are calculated, and any fees—before changes go into effect.
• Any "administrative fees" added must be reasonable and clearly explained to residents.

These rules help prevent unfair or hidden markups in utility billing for renters in Nevada mobile home parks.

Notice Requirements for Renters

Park owners must give at least 90 days' written notice before changing the amount or method that utilities are billed to tenants. The notice must break down:

• The method of determining your portion of the bills
• The exact rates being charged
• How and when you will be billed

If you're not given the proper notice, you may have grounds to dispute the new charges.

What Should You Do if You Think You’ve Been Overcharged?

If your utility fees seem higher than allowed, or if you think your park is not following the rules, you have options. You can:

• Request a clear written explanation of all charges and see the park's utility bills.
• File a complaint with the Nevada Manufactured Housing Division.
• Consider mediation or a formal complaint with the Nevada Department of Business & Industry, Manufactured Housing Division Landlord/Tenant Program.

Key Official Forms for Renters

• Complaint Form – Tenant (Form F1108)
  Download here (PDF)
  When and how to use: Use this form to file a complaint with the Nevada Manufactured Housing Division if you believe you’ve been improperly charged for utilities or your landlord is violating your rights under NRS 118B. For example, a renter who receives a sudden hike in water charges without notice can submit this form along with supporting documentation.

For a full list of tenant forms and filing instructions, visit the Nevada Manufactured Housing Division Tenant Forms page.

Who Oversees Mobile Home Park Disputes in Nevada?

The Nevada Manufactured Housing Division Landlord/Tenant Program handles complaints and disputes relating to mobile home parks—including issues with pass-through utilities.

Relevant Nevada Legislation

• NRS 118B.140 – Utilities: Charges, billing, notice, and profit restrictions
• NRS 118B – Landlords and Tenants of Manufactured Home Parks

FAQ

1. Can my mobile home park charge me more for utilities than they pay the utility company?
   No. Nevada law requires that park owners cannot charge tenants a higher rate per unit for utilities than what the park itself is billed by the provider.^[1]
2. How much notice must my landlord give before changing utility charges?
   You must receive at least 90 days' written notice detailing the new rates and billing method before any changes take effect.
3. Can I see the actual utility bills the park receives?
   Yes. If you ask, park management must make their utility bills available for your inspection during normal business hours.^[1]
4. Is it legal for my landlord to add an administrative fee to my utility bill?
   Landlords can include a reasonable administrative fee, but it must be explained clearly in writing as part of your notice and must not be excessive.
5. What do I do if I think the park is violating utility billing laws?
   You can file a complaint with the Nevada Manufactured Housing Division using the official complaint form linked above.

Summary of Key Points

• Nevada law regulates how mobile home park owners can bill for pass-through utilities.
• Charges cannot exceed what the park pays utility companies, and must be transparent.
• Official help is available if you want to dispute charges or get clarity on your rights.

Overall, always check your notices and compare bills when charges change. If something doesn’t look right or you haven’t received proper notice, contact state agencies to ask questions or file a complaint.

Need Help? Resources for Renters

• Nevada Manufactured Housing Division Landlord/Tenant Program – State authority for mobile home park dispute resolution, complaints, and tenant guidance.
• Contact Nevada Manufactured Housing Division – Get phone and email support for tenant issues.
• Tenant Forms and Complaint Links – Access all tenant official forms, including the Complaint Form – Tenant (Form F1108).

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1. Nevada Revised Statutes (NRS) 118B.140: Utilities: Charges, Billing, Notice

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