New Lease

Part 1

Mar 07, 2023

This will apply to both parks as Ms. Condon is the “manager” of both of them. The top of this page says Las Vegas Mobile Park but when we dig into some of the rules it talks about American Campground.

With the way she puts EVICTION in bold we all know the bold means yelling or making a major point. To me this can be taken as a threat towards all the tenants and constitutes harrassment.

NRS 118B.210 Retaliatory conduct by landlord and harassment by landlord, management or tenant prohibited.

1. The landlord shall not terminate a tenancy, refuse to renew a tenancy, increase rent or decrease services the landlord normally supplies, or bring or threaten to bring an action for possession of a manufactured home lot as retaliation upon the tenant because:

(a) The tenant has complained in good faith about a violation of a building, safety or health code or regulation pertaining to a manufactured home park to the governmental agency responsible for enforcing the code or regulation.

(b) The tenant has complained to the landlord concerning the maintenance, condition or operation of the park or a violation of any provision of NRS 118B.040 to 118B.220, inclusive, or 118B.240.

(d) The tenant has requested the reduction in rent required by:

(1) NRS 118.165 as a result of a reduction in property taxes.

(2) NRS 118B.153 when a service, utility or amenity is decreased or eliminated by the landlord.

(e) The tenant provides the proof required by subsection 3 of NRS 118B.200.

(f) A citation has been issued to the landlord as the result of a complaint of the tenant.

(g) In a judicial proceeding or arbitration between the landlord and the tenant, an issue has been determined adversely to the landlord.

2. A landlord, manager or assistant manager of a manufactured home park shall not willfully harass a tenant.

3. A tenant shall not willfully harass a landlord, manager or assistant manager of a manufactured home park or an employee or agent of the landlord.

4. As used in this section, “harass” means to threaten or intimidate, through words or conduct, with the intent to affect the terms or conditions of a tenancy or a person’s exercise of his or her rights pursuant to this chapter.

(Added to NRS by 1977, 1448; A 1981, 2035; 1987, 932; 1989, 1797; 1993, 1171; 1995, 2758; 1999, 2046, 3194; 2001, 228, 229, 1186; 2003, 2970; 2005, 1604, 2330; 2017, 284; 2019, 3194)

Page 1 of the new lease enjoy.

1. (What a spoil sport why cant we have beverages in the court yard where the BBQ pits are and the picnic tables?)

2. Business Activities

(The only laws regulating this issue are for illegal activities. With that being said any legal business can be done in the park.)

3. Construction

NRS 118.101 Modification of dwelling by person with disability.

1. A person may not refuse to:

(a) Authorize a person with a disability to make reasonable modifications to a dwelling which he or she occupies or will occupy if:

(1) The person with the disability pays for the modifications; and

(2) The modifications are necessary to ensure that the person with the disability may use and enjoy the dwelling; or

(b) Make reasonable accommodations in rules, policies, practices or services if those accommodations are necessary to ensure that the person with the disability may use and enjoy the dwelling.

2. A landlord may, as a condition for the authorization of such a modification, reasonably require the person who requests the authorization, upon the termination of his or her occupancy, to restore the dwelling to the condition that existed before the modification, reasonable wear and tear excepted.

3. Except as otherwise provided in subsection 4, a landlord may not increase the amount of a security deposit the landlord customarily requires a person to deposit because that person has requested authorization to modify a dwelling pursuant to subsection 1.

4. If a person requests authorization to modify a dwelling pursuant to subsection 1, the landlord may require that person to deposit an additional security deposit in addition to the amount the landlord usually requires if the additional security deposit:

(a) Is necessary to ensure the restoration of the dwelling pursuant to subsection 2;

(b) Does not exceed the actual cost of the restoration; and

(c) Is deposited by the landlord in an interest-bearing account. Any interest earned on the additional amount must be paid to the person who requested the authorization.

5. As used in this section, “security deposit” has the meaning ascribed to it in NRS 118A.240.

(Added to NRS by 1995, 1986; A 2021, 398)

NRS 118B.125 Tenant to secure approval of landlord before beginning construction that requires building permit. A tenant shall secure the approval of the landlord before beginning construction of any improvement or addition to his or her manufactured home or lot which requires a building permit issued by a local government.

(Added to NRS by 1991, 2270; A 2001, 1178)

(Only if a permit is required. The way Ms. Condon has this wording that means everything!!)

4. Children:

(a. Who would want a person that cusses everyone out watching their children. So I don’t think this applies to anyone in the park. I think she put this in here as a scare tactic just to keep kids away from her because she hates animals and kids.

i. So Ms. Condon gets to be the arbitrator of who can do what and where just like it haws been for a very long time in Mr. Modi’s parks. If you are in good favor with the management you can get away with anything. But if you say a cross word or you don’t give something to Ms. Condon that she wants that you have ie: in my case a tool my husband had an extra of or my time and talents of doing her job you will fall out of favor and be evicted.

ii. The only ones that ccause damage unless it is an accident to the park is management or their so called maintenance people. But yet they try to blame the tenants for their wrong doings.)

4. Children

(B. They can not regulate you or your kids unless they are being excessively noisy after 10pm.

C. The park can not tell you who you can hire to baby-sit your children.

D. Any child under 4 can not play outside even in their own yard?

Kids can not ride their bikes in the park. Well guess Bonnie's grandsons are screwed. There are no designated play areas where a child can ride their bike in the park.

Toys have to be in the back of the yard. It is a toy, get a life.

E. No skateboarding is allowed at all. Nope sorry that is a means of transportation to teens in Vegas. Ms. Condons own grandsons play on skateboards. I hope someone catches her grandsons when they come in the summer and sends me a picture.

F. If it is an empty lot what is the harm if a child is playing with a ball or something in an empty lot?)

5. Clubhouse

(I thought you all live at Las Vegas Mobile Home Park not Las Casitas Mobile Home Park (this was the name for American Campground 20 years ago or so.) Las Vegas Mobile Home Park does not have a clubhouse. They had a pool years and years ago but that was taken away with no rent reduction. The closest thing they have to a clubhouse is the kids playground which is falling apart or the laundryroom because they used to have snack machines near these. Oh but they took the laundryroom and the snack machines awayover 5 years ago once again without a rent reduction.)

6. Conduct

NRS 118B.100 Rules and regulations of park.

1. The landlord may adopt rules or regulations concerning the tenant’s use and occupancy of the manufactured home lot and the grounds, areas and facilities of the manufactured home park held out for the use of tenants generally.

2. All such rules or regulations must be:

(a) Reasonably related to the purpose for which they are adopted;

(b) Sufficiently explicit in their prohibition, direction or limitation to inform the tenant of what the tenant must do or not do for compliance;

(d) Consistent with the provisions of this chapter and a general plan of operation, construction or improvement, and must not arbitrarily restrict conduct or require any capital improvement by the tenant which is not specified in the rental agreement or unreasonably require a change in any capital improvement made by the tenant and previously approved by the landlord unless the landlord can show that it is in the best interest of the other tenants; and

(e) Uniformly enforced against all tenants in the park, including the managers. Any rule or regulation which is not so uniformly enforced may not be enforced against any tenant.

(This one has to be enforced on Ms. Condon then also. So she has to stop verbally threatening the tenants, using obscene gestures towards the tenants, stop using foul or abusive language, stop with her loud or obnoxious screaming, stop trespassing on all the tenants homesites, stop going into tenants units without their permission and stop buying drugs off the drug makers in the park.)

12. Landscaping

NRS 118A.290 Habitability of dwelling unit.

1. The landlord shall at all times during the tenancy maintain the dwelling unit in a habitable condition. A dwelling unit is not habitable if it violates provisions of housing or health codes concerning the health, safety, sanitation or fitness for habitation of the dwelling unit or if it substantially lacks:

(a) Effective waterproofing and weather protection of the roof and exterior walls, including windows and doors.

(All the units that the park owns are not habitable.)

(b) Plumbing facilities which conformed to applicable law when installed and which are maintained in good working order.

(Currently there are many tenants with septic issues backing up into their units or yards. A few years ago someone poured concrete down the septic lines and it was never fixed properly.)

(1) Under the control of the tenant or landlord and is capable of producing hot and cold running water;

(2) Furnished to appropriate fixtures; and

(3) Connected to a sewage disposal system approved under applicable law and maintained in good working order to the extent that the system can be controlled by the landlord.

(Has not had the yearly inspection done to LVMP since 1998 when it failed. I personally brought this issue up to the owner and to PUCN and nothing came of it.)

(d) Adequate heating facilities which conformed to applicable law when installed and are maintained in good working order.

(Not just the heating but also the AC units need to be kept in good working order. I have a recording of the previous manager telling a tenant that Mr. Modi does not care if anyone dies he is not replacing anyones AC systems. I know in my short time I fought the owner the whole time to get a new unit for a tenant to this day they did not get a new one and it has almost been a year.)

(e) Electrical lighting, outlets, wiring and electrical equipment which conformed to applicable law when installed and are maintained in good working order.

(All the units that are not tenant owned have electrical issues. This is one thing that made me feel so bad about my unit because it was the nicest and newest unit in the park. My old neighbor only had 2 plugs in her whole unit that owrked when I moved in and then right before she got evicted one of them caught fireso she only had 1.)

(f) An adequate number of appropriate receptacles for garbage and rubbish in clean condition and good repair at the commencement of the tenancy. The landlord shall arrange for the removal of garbage and rubbish from the premises unless the parties by written agreement provide otherwise.

(g) Building, grounds, appurtenances and all other areas under the landlord’s control at the time of the commencement of the tenancy in every part clean, sanitary and reasonably free from all accumulations of debris, filth, rubbish, garbage, rodents, insects and vermin.

(They have to keep the empty lots up to code they can not make the tenants do it when they come in. Rodents, insects, and vermin oh boy LVMP is filled with roaches in the sewer system so bad it isn’t funny. As for the debris when the tenants saw me come in and how I was nice and trying to work with them all the tenants chipped in and started cleaning up the park. I had the homeless out of the park, the drug pushers new not to do business in the park anymore that I was watching them and not afraid to turn them in. Tenants told me they were not scared to come outside and BBQ or talk to their neighbors. Within 4 hours of me being fired the word was out and all that returned)

(h) Floors, walls, ceilings, stairways and railings maintained in good repair.

(i) Ventilating, air-conditioning and other facilities and appliances, including elevators, maintained in good repair if supplied or required to be supplied by the landlord.

2. The landlord and tenant may agree that the tenant is to perform specified repairs, maintenance tasks and minor remodeling only if:

(a) The agreement of the parties is entered into in good faith; and

(b) The agreement does not diminish the obligations of the landlord to other tenants in the premises.

3. An agreement pursuant to subsection 2 is not entered into in good faith if the landlord has a duty under subsection 1 to perform the specified repairs, maintenance tasks or minor remodeling and the tenant enters into the agreement because the landlord or his or her agent has refused to perform them.

(Added to NRS by 1977, 1336; A 1999, 1229; 2007, 1284)

(The landscaping should have been maintained by the landlord before the tenant moved in so the tenant should not be responsible.)

(Why would a tenant do any landscaping then if it is going to be a waste of their time and money if they are going to have to leave it with the park.)

4. Landscaping

NRS 118B.120 Maintenance of tenant’s lot; removal of unoccupied manufactured home; reimbursement for cost of maintenance.

1. The landlord or his or her agent or employee may:

(a) Require that the tenant landscape and maintain the tenant’s lot if the landlord advises the tenant in writing of reasonable requirements for the landscaping.

(b) If the tenant does not comply with the provisions of paragraph (a), maintain the tenant’s lot and charge the tenant a service fee for the actual cost of that maintenance.

(c) Require that the manufactured home be removed from the park if it is unoccupied for more than 90 consecutive days and the tenant or dealer is not making good faith and diligent efforts to sell it.

2. The landlord shall maintain, in the manner required for the other tenants, any lot on which is located a manufactured home within the park which has been repossessed, abandoned or held for rent or taxes. The landlord is entitled to reimbursement for the cost of that maintenance from the repossessor or lienholder or from the proceeds of any sale for taxes, as the case may be.

(If the landlord has to do this, why does it say that the new tenant has to do it within 30 days?)

3. Before dismantling a manufactured home that was abandoned, the landlord or manager must:

(a) Conduct a title search with the Division to determine the owner of record of the manufactured home. If the owner of record is not found, the landlord or manager may use the records of the county assessor for the county in which the manufactured home is located to determine the owner of the manufactured home.

(b) Send a certified letter notifying the owner and any lienholder of the intent of the landlord or manager to dismantle the manufactured home.

(c) If the owner does not respond within 30 days after the date of mailing the certified letter, submit to the Division an affidavit of dismantling.

4. The landlord shall trim all the trees located within the park and dispose of the trimmings from those trees absent a written voluntary assumption of that duty by the tenant for trees on the tenant’s lot.

5. For the purposes of this section, a manufactured home shall be deemed to be abandoned if:

(a) It is located on a lot in a manufactured home park, other than a cooperative park, for which no rent has been paid for at least 60 days;

(b) It is unoccupied; and

(Added to NRS by 1981, 2029; A 1985, 2218; 1987, 982; 1991, 2275; 1995, 2755; 1999, 3190; 2001, 1178, 1940; 2005, 1598; 2009, 1927)

(Why would a tenant put in any landscaping or fencing if they are forced to leave it when they leave?)

13. Laundry Facilities

What facilities they haven’t had them in the park for over 5 years. But demand to know if we put in a washing machine in our unit so they can charge us extra water fees.

NRS 118B.090 Responsibilities of landlord: Maintenance of common areas, facilities, appliances, mail boxes, driveways and sidewalks; snow removal; persons who may perform maintenance; procedures for complaint relating to certain maintenance.

1. The landlord shall:

(a) Maintain all common areas of the park in a clean and safe condition;

(b) Maintain in good working order all electrical, plumbing and sanitary facilities, appliances and recreational facilities which the landlord furnishes;

(The landlord refuses to fix the laundry area which has been closed for at least 5 years. )

(Does this look like the electrical is in good working order? Just wait when I start doing the lots you will see so many of these type of pictures.)

(Fencing and electrical issues. Do you see the 2X4 propping up the electrical pole?)

(c) Maintain in a safe and secure location individual mail boxes for the tenants if the mail is delivered to the landlord for distribution to the tenants;

(Not safe and secure)

(d) Maintain all driveways within the park and sidewalks adjacent to the street; and

(Not done)

(e) Remove snow from the sidewalks and streets within the park, and from sidewalks adjacent to the street.

2. Except as otherwise provided in this subsection, the maintenance required by paragraph (a) of subsection 1 includes maintaining, in good working order, any aboveground or underground utility service apparatus located on each manufactured home lot, up to the disconnection point, which is not an appurtenance of the manufactured home. Maintenance is not required on any such apparatus that has been damaged by the tenant of the manufactured home lot.

(This type of thing always happens because nothing is up to code.)

3. Except as otherwise provided in subsections 4 and 5, any maintenance described in this section may be performed legally only by a person who is qualified by licensure pursuant to chapter 489 of NRS to perform such maintenance, and:

(They only hire people who owe them money, no one with a license. It is usually an illegal immigrant who can’t get a legal job.)

(a) A person shall not perform the maintenance unless the person has such qualifications; and

(b) The landlord, or his or her agent or employee, shall not employ a third party to perform the maintenance if he or she knows, or in light of all of the surrounding facts and circumstances reasonably should know, that the third party does not have such qualifications.

4. A person may perform any maintenance described in this section without obtaining a license pursuant to chapter 489 of NRS if:

(a) The maintenance does not affect the fuel systems or structural systems of a manufactured home; and

(b) The person performing the maintenance is appropriately licensed pursuant to chapter 624 of NRS.

5. A person may perform any maintenance described in this section without obtaining a license pursuant to chapter 489 or 624 of NRS if:

(a) The maintenance does not affect the fuel systems or structural systems of a manufactured home;

(b) The maintenance does not require a permit before the maintenance may be performed; and

(c) The value of the maintenance is less than $1,000 and the provisions of chapter 624 of NRS do not require the person to be licensed pursuant to chapter 624 of NRS to perform the maintenance.

6. Any complaint concerning maintenance performed pursuant to this section by a person licensed pursuant to chapter 624 of NRS:

(a) May be filed with the Division; and

(b) If the Division issues a final order finding that an act or omission occurred which is a ground for disciplinary action pursuant to NRS 489.416, the Division shall forward the final order and any related findings and conclusions to the State Contractors’ Board for consideration of further disciplinary action pursuant to chapter 624 of NRS.

(Added to NRS by 1977, 1447; A 1983, 1356; 1987, 980; 1989, 1793; 1997, 2983; 1999, 3190; 2013, 280; 2019, 1610)

(I have many more pictures that show all sorts of proof and defects in the maintenance. I also have pulled all the permit records for the property and know that all of the units are not in the park legally. )

NRS 118B.095 Landlord to authorize or contract for repairs; contract for emergency repairs; notice; exceptions.

1. The landlord shall authorize each manager and assistant manager to make repairs himself or herself or enter into a contract with a third party for the repairs. If the repairs are subject to the provisions of NRS 118B.097, the repairs must be made in compliance with the provisions of that section.

(When I was manager I was not allowed to do this. I had to run everything through corporate first.)

2. Except as otherwise provided in subsection 3, the manager shall contract with a third party to provide emergency repairs for the tenants on the occasions when the manager and assistant manager are not physically present in the park. The manager shall notify each tenant of the telephone number of the third party who will make the repairs, and direct the tenants to call the third party when an emergency repair is needed and the manager and assistant manager are not physically present in the park. The telephone number so provided must be that of the third party directly. The provision of the telephone number of an answering service does not fulfill this requirement. If the manager or assistant manager is present in the park, any request for repairs must be made to the manager or assistant manager and not the third party.

(I have requested this and told the owner of this statute and I was ignored.)

3. The provisions of subsection 2 do not apply to a manufactured home park that is owned by:

(a) A nonprofit organization; or

(b) A housing authority,

Ê if the nonprofit organization or housing authority has established an alternative method to provide emergency repairs for tenants in a timely manner.

4. As used in this section, “repairs” means only repairs to the property of the owner of the manufactured home park.

(Added to NRS by 1987, 977; A 1997, 1100; 2001, 1176; 2005, 2327)

NRS 118B.097 Licensed person required to perform certain repairs; regulations; exceptions; procedure for complaint relating to certain repairs.

1. Except as otherwise provided in subsections 3 and 4, any repair to a manufactured home, including, without limitation, any repair which may affect the structural, electrical, plumbing, drainage, roofing, mechanical or solid fuel burning systems of the home, or requires a permit before the repair may be performed, may be performed legally only by a person who is qualified by licensure pursuant to chapter 489 of NRS to perform such a repair, and:

(a) A person shall not perform the repair unless the person has such qualifications; and

(They never use a licensed person to do anything.)

(b) A tenant or a landlord, or his or her agent or employee, shall not employ a third party to perform the repair if he or she knows or, in light of all the surrounding facts and circumstances, reasonably should know that the third party does not have such qualifications.

2. The Administrator shall adopt regulations to specify the repairs that a person without an applicable license may make to a manufactured home in accordance with the provisions of this section and chapter 489 of NRS.

3. A person may perform any repair described in this section without obtaining a license pursuant to chapter 489 of NRS if:

(a) The repair does not affect the fuel systems or structural systems of the manufactured home; and

(b) The person performing the repair is appropriately licensed pursuant to chapter 624 of NRS.

4. A person may perform any repair described in this section without obtaining a license pursuant to chapter 489 or 624 of NRS if:

(a) The repair does not affect the fuel systems or structural systems of the manufactured home;

(b) The repair does not require a permit before the repair may be performed; and

(c) The value of the repair is less than $1,000 and the provisions of chapter 624 of NRS do not require the person to be licensed pursuant to chapter 624 of NRS to perform the repair.

5. Any complaint concerning any repair performed pursuant to this section by a person licensed pursuant to chapter 624 of NRS:

(a) May be filed with the Division; and

(Added to NRS by 2005, 2326; A 2007, 2325; 2019, 1611)

14. Maintenance