Revises provisions governing certain landlords. (BDR 10-125)
Summary
SB114 revises Nevada landlord requirements for certain large residential properties, called “covered premises.” For landlords of these properties, the bill requires a policy that makes criminal background checks a condition of employment for applicants whose jobs would give them access to dwelling unit keys. It also requires written policies and procedures governing the storage, issuance, return, security, use, and deactivation of dwelling unit keys, including electronic access codes.
The bill further requires covered landlords to keep on-site a log tracking the issuance and return of each dwelling unit key, along with the written key-control policies. It defines covered premises by property size and county population, applying to larger apartment-style properties in more populous counties and somewhat smaller properties in less populous counties. The bill excludes financial institutions and real estate licensees from the definition of landlord for purposes of this section, and it authorizes civil enforcement by an aggrieved person or a district attorney, with remedies including injunctions, damages, and attorney’s fees.
Impact
SB114 amends Chapter 118A of the Nevada Revised Statutes by adding new operational and compliance duties for landlords of qualifying multi-unit properties. It creates a new statutory framework around employee screening and key-control procedures, and it exposes noncompliant landlords to civil litigation and potential damages, fees, and injunctive relief. The practical effect is to impose recordkeeping, policy-adoption, and security obligations on owners and managers of larger residential rental properties, especially in Clark and Washoe Counties and other counties based on the bill’s population thresholds.
Sentiment
The bill appears to have broad legislative support and little visible opposition in the available record. It passed the Senate unanimously, 21-0, and the Assembly unanimously, 42-0, suggesting a generally favorable view of the measure as a tenant-security and property-management reform. No committee transcript is available here, so the discussion record does not show any recorded debate or amendments in the provided materials.
Contention
The main policy issue is the balance between improving security for residents and increasing compliance burdens on landlords. Supporters likely view criminal background checks for employees with access to dwelling keys, plus written key-control procedures and logs, as reasonable safeguards against unauthorized access and theft. Potential concerns would center on the administrative cost of compliance, the scope of the covered-premises definition, and the bill’s private and public enforcement mechanism, but no specific opposition is reflected in the provided votes or transcripts. The exclusions for financial institutions and real estate licensees may also be relevant to stakeholders concerned about the bill’s reach.