We have issued a NEW call for action on Thursday, April 11. Even if you have contacted your legislators about SB256 before, we need you to contact them again and encourage your fellow REALTORS® to do so as well.

The Senate is about to take action on SB256 - let your Senator know that you are OPPOSED to SB256.

We are trying to reach Senate Democrats who are currently in favor of the bill, so if you get a message that says "we cannot send your message," it is because your Senator is already opposed to SB256. In that case, spread the word to other REALTORS® and ask them to respond.

You can find more details about SB256 in previous Advocates (4/5, 3/29, 3/22, 3/15), and how it would make several changes to landlord/tenant law that are of concern for property managers and homeowners.

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Today is a big day at the Legislature - it's the deadline for the first house committee passage. If a bill does not pass out of committee in its house of origin, it will be considered dead, unless exempt. We will report on which measures didn't make the cut in next week's Advocate, as committee meetings are still ongoing as of this writing.

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AB393 aims at protecting government employees during a government shutdown. As introduced, the bill would generally enact in state law provision similar to the Federal Employees Civil Relief Act, which is pending before Congress. It would protect both federal and state workers. Of particular interest from a real estate standpoint are the following provisions:

• would prohibit lenders from foreclosing on a residential property secured by a mortgage in the name of a federal or state worker (and sometimes a household member of such a worker) from the date the shutdown began until 90 days after the shutdown ends.
• would similarly prohibit HOAs from foreclosing on a property owned by a federal or state worker (and sometimes a household member of such a worker) from the date the shutdown began until 90 days after the shutdown ends, and would require the HOA to notify an owner of that fact so that the owner has the opportunity to provide information that proves they are protected under this provision.
• would authorize a tenant who is a federal or state worker (and sometimes a household member of such a worker) to request to be allowed to continue possession of the property during a shutdown and for a period of no more than 30 days after the shutdown and would require a landlord who receives such a request to allow the tenant to remain in possession of the property during that period.
• would prevent a summary eviction against a tenant who provides proof to the landlord that he or she is a federal or state worker (or household member of such a worker) during a shutdown.
• would make any term of a rental agreement requiring the payment of rent at a specified time unenforceable against a tenant who is a  federal or state worker (or household member of such a worker) during a shutdown and would require the landlord to accept payment of rent for a period not to exceed 30 days after the end of the shutdown.

At the hearing, NVR proposed an amendment that would:

• provide some protections to the landlord of a federal or state worker (or household member)
• allow the landlord to petition the court to determine whether the tenant or landlord has a greater burden if the shutdown lasts longer than 30 calendar days and the landlord is experiencing undue hardship
• if the court determines the tenant has a greater burden, the tenant would be afforded the protections of the bill, and if the landlord has the greater burden, the parties may renegotiate the terms of the lease or the landlord can terminate the rental agreement.

The measure passed out of Assembly Judiciary as amended and now will go to the Assembly floor for a vote.

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We discussed AB73 in a previous Advocate (2/15). It would, among other provisions, increase the real property transfer tax (RPTT) by $0.25/$500 of value in Clark County in order to pay for services or affordable housing for the homeless. It would have also allowed cities to impose an annual surcharge on sewer system users.

The bill was heard on April 11, and Assemblywoman Dina Neal presented an amendment that removed both funding mechanisms from the bill. It would create a mandate for local governments in Clark County to create a work group to look for additional funding sources for programs to reduce homelessness in the county. It would also require the working group, no later than one year after its creation, to prepare recommendations for strategies to reduce homelessness and potential additional funding sources to implement those recommendations.

The bill passed out of Assembly Taxation as amended. It now goes to the Assembly floor for a vote.

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SB493 would create a Task Force on Employee Misclassification. As introduced, the bill does not really impact the real estate industry. However, Teamsters International proposed an amendment at the hearing that is extremely concerning, as it would change the definition of independent contractor to such an extent that real estate agents might no longer be considered independent contractors.

Thankfully, the bill passed out of Senate Commerce and Labor as introduced. It now goes to the full Senate for a vote, without the change in the independent contractor definition.

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The 80th Session of the Nevada Legislature began on February 4, 2019. April 12 is day 68 of the 120-day session.

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• • Keep the Pressure On to Oppose SB256: NEW CALL TO ACTION
• • Deadline Day
• • Protection for Federal and State Workers During a Government Shutdown
• • Increase in Real Property Transfer Tax
• • Independent Contractor Status at Risk
• • 2019 Session by the Numbers
• • Sign Up to Receive Calls to Action

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Golden R ($5,000+)

Crystal R ($2,500+)

Sterling R ($1,000+)

Association Corporate Investors

For more information, please contact:

• Nevada REALTORS® President Keith Lynam
• Nevada REALTORS® Legislative Chairman Kevin Sigstad
• Nevada REALTORS® CEO Teresa McKee