Industry updates
New laws, rule changes and deadlines that affect apartment owners, explained in plain English with what to do next.
Federal · October 1, 2026
HUD begins scoring NSPIRE's six new affirmative requirements on October 1, 2026
HUD Notice PIH 2025-27 / H 2025-06 pushed the start of point deductions for new NSPIRE requirements, including GFCI outlets, guardrails and fire labeled doors, to October 1, 2026.
Federal · August 14, 2026
FinCEN makes the end of beneficial ownership reporting for U.S. companies permanent
FinCEN's final rule, effective August 14, 2026, keeps U.S. companies and their owners exempt from beneficial ownership reports. The exemption first arrived in March 2025.
Tax and assessment · June 24, 2026
Washoe County personal property declarations were due July 31, 2026
The Washoe County Assessor's 2026 filing deadline for business personal property has passed. Apartment owners who have not filed can still ask the Assessor about an extension.
County and city · May 12, 2026
Washoe County adopts its multifamily zoning ordinance under AB 241
On May 12, 2026, the Washoe County Board of Commissioners unanimously approved a new Article 403 allowing multifamily housing in commercial zones, as Nevada's AB 241 requires.
Tax and assessment · April 6, 2026
Nevada Tax Department publishes the Washoe fair market rent table for the 3 percent rental tax cap
An April 6, 2026 Department of Taxation memo gives assessors the rent limits used to test whether a rental property gets the 3 percent property tax cap under NRS 361.4724.
Federal · January 14, 2026
IRS issues guidance on permanent 100 percent bonus depreciation, and what it means for apartment owners
IRS Notice 2026-11, released January 14, 2026, explains the permanent 100 percent first-year deduction for qualifying property acquired after January 19, 2025.
Federal · January 1, 2026
The 1099 reporting threshold for rents and contractor payments rises to $2,000 for 2026
For payments made after December 31, 2025, Forms 1099-MISC and 1099-NEC are required at $2,000 or more, up from $600. The amount is indexed to inflation starting in 2027.
Federal · January 1, 2026
The 2025 federal tax law raises Housing Credit capacity and lowers the bond test for affordable apartments
Public Law 119-21 permanently raises each state's Low-Income Housing Tax Credit ceiling by 12 percent from 2026 and adds a 25 percent bond financing test for buildings placed in service after 2025.
Federal · November 24, 2025
FHFA sets 2026 multifamily loan purchase caps at $88 billion each for Fannie Mae and Freddie Mac
On November 24, 2025, FHFA set each enterprise's 2026 multifamily cap at $88 billion, with at least half going to affordable housing and workforce housing loans excluded.
Federal · November 24, 2025
Justice Department proposes a settlement that limits RealPage's use of competitors' nonpublic data
On November 24, 2025, the Antitrust Division proposed a consent judgment that would stop RealPage's software from using competitors' nonpublic data to set rents.
Law and regulation · November 19, 2025
Nevada corporate home buying cap fails by one vote in the special session
SB 10, which would have capped corporate home purchases at 1,000 a year, fell one vote short in the Assembly in November 2025. Sponsors plan to return in 2027.
Federal · October 16, 2025
What HUD said about Section 8 payments to owners during the 2025 shutdown
HUD's October 2025 contingency plan said it would keep paying previously obligated Section 8 contracts, but warned monthly subsidies could run out of money during a lapse.
Law and regulation · October 1, 2025
Nevada AB 121: rent must be one figure that includes mandatory fees
Since October 1, 2025, Nevada landlords must list rent as a single maximum total that includes mandatory fees, and cannot charge more than that figure. Residents can sue.
Law and regulation · October 1, 2025
Nevada AB 121 also changes payment methods, portal fees and application fees
AB 121 requires a free way to pay rent, caps portal fees at cost, bars screening fees for minors, requires refunds of unused screening fees and lets applicants ask for a lease copy.
Law and regulation · October 1, 2025
Nevada SB 114 requires key policies and key logs at larger apartment communities
SB 114 requires larger landlords to set key control procedures, keep a key log on site and require criminal background checks for employees who can access unit keys.
Fair housing · July 1, 2025
Nevada SB 201 limits how landlords can restrict religious and cultural displays
SB 201, effective July 1, 2025, bars landlords from prohibiting religious or cultural items on a unit's door or in or on the dwelling, within size and safety limits.
Law and regulation · July 1, 2025
Nevada AB 540 allows a free, voluntary rent reporting program and requires faster approvals for attainable housing
AB 540, effective July 1, 2025 for most purposes, lets the state Housing Division set up a no-cost rent reporting program and requires cities and counties to adopt expedited approval processes for attainable housing.
Law and regulation · June 5, 2025
Governor vetoes AB 283 and AB 201, leaving Nevada's summary eviction process and record sealing rules unchanged
AB 283 would have rewritten the summary eviction steps and AB 201 would have expanded automatic sealing of eviction files. Governor Lombardo returned both unsigned in June 2025.
Law and regulation · June 2, 2025
Governor vetoes AB 223, the habitability bill that would have required 48 hour repairs
On June 2, 2025, Governor Lombardo returned AB 223 unsigned. It would have let residents seek expedited court relief for habitability problems. Existing law stays in place.
Law and regulation · June 2, 2025
Governor vetoes AB 280, which would have capped rent increases at 5 percent for seniors and required fee appendices
On June 2, 2025, Governor Lombardo returned AB 280 unsigned. It would have capped rent increases for residents age 62 or older or on Social Security and added lease appendices on fees and rights.
Legal and compliance
Nevada AB 241 makes apartments a by-right use on commercially zoned land. What the law requires, where Washoe County landed, and how it changes your competition and your options.
Nevada corporate home buying limits died by one vote in a November 2025 special session. Here's what SB 10 would have done, what's coming in 2027 and how to prepare.
When the federal government shuts down, Nevada law changes how you can handle rent and evictions for affected workers. What the 2025 shutdown taught us, and what the statutes actually say.
Want compliance handled for you?
When the rules change, we update the notices, leases and processes for every property we manage.
Questions
