Reno, Nev., Land Dev. Code §§ 18.06.305–18.06.308 (2026) § 18.06.306
Notice of Intent to Sell
Operative Text
(a) A developer of a conversion condominium project shall serve notice of sale in the manner required by Section 18.06.305 , Notice to Tenants of Public Hearing, not less than 90 days before requiring a tenant to vacate. The 90-day period shall be calculated as follows: Notice of intent to sell shall not be given until after the City Council approval of the tentative map. The first day of the 90-day period shall be the date the tenant receives the notice of intent to sell. (b) A developer may terminate a tenancy for cause as defined by NRS Section 118A.060 , at any time within the 90-day period. (c) Any tenant with more than 30 days remaining on a lease who receives a notice of an intent to sell shall at any time after receipt of such notice have the right to terminate such lease with 30 days written notice to the developer. Such termination shall be without penalty or other termination charge to the tenant. (d) A developer shall not increase the rents or fees payable by a tenant at any time during the 90-day period; except: (1) A developer may increase the rent of rental multi-unit housing when the rent of such housing includes utilities and the utility costs are increased by the public utility, but the increase in rent shall be no greater than the increase in utility rates; and/or (2) A developer may increase the rent of rental multi-housing when property taxes are increased, but the increase in rent shall be no greater than the proportionate increase in taxes. (e) If a tenant or any member of a tenant's family residing with the tenant, as appears on the rental agreement, if any, is 62 years of age or older, or suffers from a physical or mental handicap or disability, as defined by NRS Chapter 615 , or has two or more children under the age of 18 years, the tenant shall be entitled to remain in tenancy an additional 60 days in addition to the 90-day notification period. (f) The developer shall have reasonable access to the rental unit during the 90-day period. (1) A tenant in a conversion condominium project shall not unreasonably withhold consent to the developer to enter the unit in order to inspect the premises, make necessary or agreed repairs, supply necessary or agreed services, or show the unit to prospective or actual workmen or purchasers in accordance with subsection 18.06.307 (f)(3). The developer shall not abuse the right of access. Except in case of emergency, or unless it is impracticable to do so, the developer shall give the tenant at least a 24-hour notice of their intent and may enter only at reasonable times. (2) A developer shall not undertake remodeling for conversion of a unit while it is occupied by a tenant without the consent of the tenant. A developer shall not create any disruption in the common areas inconsistent with good building practices, nor unreasonably restrict access thereto, nor interfere with the quiet use and enjoyment of the premises at times other than normal week-day business hours. (3) An occupied unit of a conversion condominium project may be shown by a developer to actual or prospective workers or purchasers during the last 30 days of the 90-day period or during the last 30 days of a period of tenancy.
Reno, Nev., Land Dev. Code § 18.06.306 governs the process by which a condominium conversion developer must notify tenants before requiring them to leave. After the City Council approves the tentative map, tenants must receive at least 90 days' notice of the intent to sell, with the clock starting on the day the tenant actually receives that notice. During this period, rent increases are generally prohibited (with narrow exceptions for utility or property-tax pass-throughs), and tenants who qualify based on age, disability, or having young children may be entitled to an additional 60 days. The developer retains reasonable access to units for inspections and showings, but only under specific conditions designed to protect tenants' quiet enjoyment.
Plain English — not legal advice.
Under § 18.06.306, compliant conversion developers wait until after City Council approval of the tentative map before issuing any notice of intent to sell, and they ensure each tenant receives that notice at least 90 days before any required vacancy date. During the 90-day window, operators generally freeze rents except for the narrowly defined utility-rate or property-tax pass-through adjustments, and they identify any tenants who may qualify for the extended 60-day period due to age, disability, or dependent children. When accessing units for inspections or showings, compliant developers provide at least 24 hours' advance notice, limit entry to reasonable times, and restrict showing occupied units to prospective buyers or workers only during the final 30 days of the notice period.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Section 18.06.306 gives tenants in a condominium conversion project the right to at least 90 days' notice before being required to vacate, with that period beginning only after City Council approval of the tentative map and only from the date the tenant personally receives the notice. Tenants who are 62 or older, have a qualifying disability under NRS Chapter 615, or have two or more children under 18 living with them may be entitled to an additional 60 days beyond that baseline period. Tenants who believe a developer has violated these protections — such as by raising rent improperly, denying lease-termination rights, or abusing access rights — can document the conduct, consult a local tenant-rights organization, or explore remedies available through the City of Reno or Nevada courts.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated November 14, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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