Compliance Update: 2025 Nevada Fee Transparency Guide

Across the country, lawmakers are focused on housing affordability and tenant protections—and one of the top issues on their radar is fee transparency in rental housing. For owners and operators of apartment communities, this means rules and regulations on how fees are disclosed to prospective renters.

In this article we cover Nevada’s recently passed Assembly Bill 121 and its implications for housing providers in the state as well as notable exceptions to the law. We also describe how Entrata approaches fee transparency in general.

Important Note: This article is not legal advice. We strongly encourage you to consult with your local counsel for advice on your legal obligations and compliance with applicable laws and regulations. 

Overview

Generally aimed at strengthening consumer protections in Nevada’s rental housing market, AB 121 introduces comprehensive requirements that apply directly to landlords, property owners, and operators of multifamily housing across the state. Signed into law on June 3, 2025, AB 121 took effect on October 1, 2025, and includes specific mandates regarding rent disclosures, utility billing, fee collection, and tenant payment options.

What Fees are Acceptable? 

Under the law, housing providers must disclose rent as a single, all-inclusive figure that reflects the maximum total periodic rent. This figure must account for base rent plus all mandatory recurring fees, such as amenity fees or service charges. Property owners are prohibited from charging a tenant any amount that exceeds this total, regardless of how individual line items may be broken out internally.

If a landlord charges fees for the use of an internet website or online portal to pay rent, it must be separately identified in the rental agreement, and must not exceed the amount charged by the operator of such portal. 

In addition, application fee reform is a key feature of AB 121 Section 4.5. If a landlord collects a fee to process an application but ultimately rents the unit to a different applicant and does not perform the service for which the fee was collected (e.g., running a credit or background check), the fee must be refunded. The law further prohibits charging any application-related fees for minors who are part of the applicant’s household.

Utility Billing 

Flat rate/fixed utilities are considered mandatory fees and need to be included in the maximum total periodic rent (Subsection 6 of AB 121).  Failure to do so would make these charges non defensible under this law (Subsection 7 of AB 121).  

However, AB 121 creates an exemption for some variable utilities to be billed outside of the maximum total period rent. These utilities are:  electric, gas, or water services. To utilize this exemption for water, electricity and natural gas outside of the “maximum total period rent” if: 

• The tenant is not able to contract directly with the utility provider under Subsection 8(a), or is subject to a master-metered water utility system under Subsection 8(b).  

       - Sufficient disclosures Must be sufficient disclosures included in the lease agreement reflecting this.

There are other variable charges such as sewer and trash not included in the Subsection 8 exemption (water, electricity and natural gas) and therefore should be included in the maximum total period rent. 

For a more detailed explanation of these changes, as they apply to utility billing, please visit the compliance page of the Entrata Help Center.

Transparency Through the Lease

AB 121 also requires that prospective tenants be provided a copy of the written rental agreement the tenant would be subject to upon request, ensuring access to all terms and conditions before a lease is signed. 

Beginning October 1, 2025, landlords must also offer tenants at least one method of payment for rent or other charges that does not require the tenant to pay a fee or disclose their bank account information (such as check). For online rent payments, landlords may only pass along fees equal to those charged by the payment portal provider, and those fees must be clearly itemized in the lease agreement.

While AB 121 does not currently mandate the use of state-drafted lease templates or standardized summary pages—unlike similar laws recently enacted in other states—it reflects a broader national trend toward greater transparency and consumer protection in the rental housing sector. Nevada housing providers are strongly encouraged to review their lease forms, billing practices, and tenant communications to ensure full compliance moving forward.

Private Right of Action

To enforce compliance, tenants who are overcharged or whose rental agreements fail to properly disclose the maximum rent as required may bring a civil action against the landlord.

Possible damages can include: damages the tenants sustained (deemed appropriate by the court), equitable relief, tenant’s costs in the action and (reasonable attorney’s fees), and statutory damages of $250 for each violation “which involved deception”. 

‍Visit the Entrata Help Center for Additional Info, please visit the Entrata Help Center >> Compliance >> Fee Transparency for additional articles regarding fee transparency, including a look into recently passed legislation. If you have additional questions regarding Entrata settings, please reach out to your Entrata representative.