---
title: "Health and Safety Receivership in Nevada: A Guide for Code Enforcement"
description: Learn how Nevada health and safety receiverships work under NRS 268.428–268.4288 and NRS 244.36901–244.36909, and how code enforcement agencies can pursue court-appointed receivership when traditional enforcement efforts fail.
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# [Health and Safety Receivership in Nevada: A Guide for Code Enforcement](https://blog.griswoldreceivers.com/health-and-safety-receivership-in-nevada-a-guide-for-code-enforcement)

October 28, 2026

What you need to know: A health and safety receivership in Nevada is a court-supervised process that allows a district court to appoint a receiver to take control of a qualifying substandard multifamily residential rental property and oversee the work necessary to bring it into compliance. Nevada Assembly Bill 211 (AB 211), effective October 1, 2025, established a statutory framework for these receiverships. Cities proceed under NRS 268.428 through 268.4288, while counties proceed under NRS 244.36901 through 244.36909. Receivership provides an additional enforcement option when traditional measures, including notices, citations, and liens, have not resulted in the correction of unsafe conditions.

---

For code enforcement agencies throughout Nevada, addressing persistent health and safety violations can be challenging when property owners fail to make necessary repairs. Notices of violation, administrative penalties, and recorded liens may document the violations and establish accountability, but they do not necessarily result in improvements to the property.

Nevada's health and safety receivership statutes provide another option for qualifying multifamily rental properties. When the statutory requirements are met, a court-appointed receiver may assume control of the property and oversee the work necessary to address the documented violations.

This guide is intended for Nevada code enforcement officers, municipal attorneys, and other local government officials considering receivership as an enforcement tool. Drawing on our [Nevada receivership practice](https://griswoldreceivers.com/practice-areas/receivership-in-nevada/), it explains when receivership may be appropriate, the statutes governing the process, and what to expect from the initial enforcement proceedings through the receiver's discharge.

 

## **When Traditional Code Enforcement Fails to Achieve Compliance in Nevada**

For code enforcement agencies throughout Nevada, notices of violation, citations, fines, and liens are important enforcement tools. However, these measures do not always result in property owners correcting the conditions that prompted enforcement action.

The City of Reno highlighted this challenge in its [March 5, 2026 Code Enforcement Process Updates memorandum](https://www.reno.gov/Documents/Government/City%20Council/Memos%20to%20the%20Mayor%20and%20Council/2026/Code%20Enforcement%20Process%20Updates.pdf). The memorandum outlines the City's enforcement process, which begins with a courtesy notice, followed by a warning and escalating citations when violations remain unresolved.

The memorandum also identifies limitations of traditional enforcement. Recorded liens may secure outstanding amounts owed to the City, but they do not necessarily compel property owners to make repairs. Accumulating fines can also become difficult to collect without bringing the property into compliance. City staff identified court-appointed management in extreme situations as a potential enforcement strategy.

These challenges are not unique to Reno. For Nevada cities and counties facing ongoing health and safety violations at qualifying multifamily rental properties, the state's receivership statutes provide an additional path toward compliance. Rather than relying solely on financial penalties, a court-appointed receiver may take control of the property and oversee the necessary corrective work, subject to the court's authorization.

Understanding when this option is available begins with the statutory requirements governing health and safety receiverships in Nevada.

 

## **How Does a Health and Safety Receivership Work in Nevada?**

Nevada's health and safety receivership process provides a legal path for addressing serious violations at qualifying multifamily residential rental properties. [Assembly Bill 211 (AB 211)](https://legiscan.com/NV/bill/AB211/2025), enacted as Chapter 237 of the 2025 legislative session and effective October 1, 2025, established the statutory framework. The legislation also amended [NRS 32.010](https://www.leg.state.nv.us/NRS/NRS-032.html) to authorize the appointment of a receiver in actions to declare qualifying multifamily rental properties substandard.

The process is governed by [NRS 268.428 through 268.4288](https://www.leg.state.nv.us/NRS/NRS-268.html) for incorporated cities and [NRS 244.36901 through 244.36909](https://www.leg.state.nv.us/NRS/NRS-244.html) for unincorporated county areas. Although the statutory provisions differ, both establish a similar process:

1. **Notice and order to correct violations:** When a qualifying multifamily rental property violates applicable habitability, building safety, or fire safety requirements and substantially endangers residents or the public, the appropriate local agency issues a notice and order directing the property owner to repair, rehabilitate, or otherwise correct the conditions. (NRS 268.4283 and NRS 244.36904)
2. **Court action for continued noncompliance:** If the property owner fails to comply, the local government may initiate proceedings in district court seeking an order requiring corrective action. The statutes also authorize eligible parties to pursue the appointment of a receiver. (NRS 268.42835 and NRS 244.369045)
3. **Declaration of substandard property and appointment of a receiver:** The district court evaluates the documented violations, whether the conditions substantially endanger health and safety, and whether the owner had a reasonable opportunity to correct them. If the statutory requirements are met, the court may declare the property substandard and appoint a qualified receiver to oversee the necessary work. (NRS 268.4284 and NRS 244.36905)

Once appointed, the receiver assumes control of the property under the court's supervision. The property owner and their agents are prohibited from collecting rent, interfering with the receiver's duties, or encumbering or transferring an interest in the property. The receiver may manage the property, collect rents, develop a rehabilitation plan, and, with the necessary court authorization, arrange for repairs and financing.

The receivership concludes when the district court determines that the conditions identified in its order have been properly repaired or abated and the receiver has provided a complete accounting of the associated costs. (NRS 268.42865 and NRS 244.369075)

 

 

## **Which Nevada Receivership Statutes Apply to Cities and Counties?**

Nevada's health and safety receivership framework establishes separate statutory provisions for incorporated cities and unincorporated county areas. Cities proceed under [NRS 268.428 through 268.4288](https://www.leg.state.nv.us/NRS/NRS-268.html), while counties proceed under [NRS 244.36901 through 244.36909](https://www.leg.state.nv.us/NRS/NRS-244.html). Both provide a legal process for addressing qualifying substandard multifamily residential rental properties through court-appointed receivership.

Local ordinances remain an important part of the enforcement process. Nevada cities and counties rely on their respective property maintenance, building safety, and nuisance codes to identify violations, issue notices, and document ongoing noncompliance. This enforcement history helps establish the record supporting a receivership action.

Under either statutory framework, the local government may pursue relief in the appropriate Nevada district court. The court evaluates the documented conditions and applicable statutory requirements before determining whether to declare the property substandard and appoint a receiver to oversee corrective work.

 

## **A Five-Step Guide to Health and Safety Receiverships for Nevada Cities and Counties**

A successful health and safety receivership begins with a well-documented enforcement record. For Nevada cities and counties, the following five steps outline how to prepare a qualifying multifamily residential rental property for potential receivership and oversee the process through compliance.

1. **Evaluate the Property for Receivership.** Confirm that the property qualifies as a residential multifamily rental property and that documented violations involve habitability, building safety, or fire safety conditions that substantially endanger residents or the public. Our guide to the[signs a nuisance property may be appropriate for receivership](https://blog.griswoldreceivers.com/5-signs-a-nuisance-property-is-appropriate-for-receivership) provides additional considerations.
2. **Issue the Required Notice and Order.** Nevada law establishes specific notice requirements for cities under NRS 268.4283 and counties under NRS 244.36904. These include identifying the violations, establishing compliance deadlines, explaining available legal remedies, and providing notice of a receiver's potential powers and duties. Agencies should ensure their notices satisfy the applicable statutory requirements.
3. **Document the Health and Safety Violations.** Inspection reports, photographs, notices, and follow-up inspections help establish the severity of the conditions, the owner's response to enforcement efforts, and whether the violations remain unresolved. This documentation supports the court's evaluation of whether receivership is warranted.
4. **Identify a Qualified Receiver.** Before seeking appointment, agencies should evaluate potential receivers with experience managing distressed properties, coordinating rehabilitation, and addressing tenant-related concerns. An experienced receiver can help assess the property's condition, anticipated costs, and potential challenges. Following appointment, the receiver must obtain the required contractor estimate and construction plan and secure court authorization before entering into rehabilitation contracts.
5. **Pursue Court Appointment and Monitor Progress.** If the statutory requirements are met, the city or county may seek appointment of a receiver through the appropriate district court. Once appointed, the receiver operates under court supervision and must submit monthly reports to the applicable local governing body or its designee, in addition to any reports required by the court. Cities follow NRS 268.4286, while counties follow NRS 244.36907. Local agencies should continue coordinating inspections and monitoring progress toward compliance.

 

## **What Happens After the Court Appoints a Receiver in Nevada?**

Once appointed by the district court, a receiver assumes control of the substandard property and oversees the work necessary to address the documented health and safety violations. Under Nevada law, the receiver may manage the property, collect rents, coordinate repairs, and obtain financing to complete the rehabilitation, subject to applicable statutory requirements and court approval.

As noted in a [2025 legislative update from the Henderson Chamber of Commerce](https://www.hendersonchamber.com/legislative-updates-for-planning-and-zoning), AB 211 allows court-appointed receivers to temporarily manage qualifying multifamily rental properties and use rental income or borrowed funds to address unsafe conditions.

Nevada's receivership statutes also provide mechanisms for recovering costs associated with enforcement and rehabilitation. Under NRS 268.42845 for cities and NRS 244.369055 for counties, the court may order property owners to pay reasonable and actual enforcement-related costs when the required statutory findings are made. These costs may include inspections, investigations, enforcement activities, and attorney's fees. Additionally, NRS 268.4287 and NRS 244.36908 authorize the court, upon the receiver's request, to require the property owner to pay unrecovered receivership costs.

Following appointment, the receiver assesses the property's condition, addresses immediate safety concerns, and develops a plan to complete the necessary repairs. Rehabilitation proceeds under court supervision, with consideration given to tenant safety and any relocation requirements. The receiver continues overseeing the property until the court determines that the violations have been properly corrected and the required financial accounting has been submitted.

For additional background on the legislation, read our analysis of [what AB 211 means for blighted rental housing in Nevada](https://blog.griswoldreceivers.com/receivership-in-nevada-what-the-enactment-of-ab211-means-for-blighted-rental-housing).

 

### **What Are the Potential Costs of a Health and Safety Receivership for Nevada Cities and Counties?**

Nevada's health and safety receivership statutes provide mechanisms for recovering enforcement and receivership costs from the property owner, rather than placing the full financial burden on the city or county. Under NRS 268.42845 for cities and NRS 244.369055 for counties, the court may order the owner to pay reasonable and actual costs associated with inspections, investigations, enforcement, and attorney's fees when the required statutory findings are made.

Additionally, NRS 268.4287 and NRS 244.36908 authorize the court to require the property owner to pay unrecovered receivership costs. While local governments may incur expenses during the enforcement and court proceedings, these provisions establish avenues for recovering eligible costs from the property owner, subject to court approval.

 

### **How Long Does a Nevada Health and Safety Receivership Last, and What Happens When It Ends?**

Nevada law does not establish a fixed timeline for completing a health and safety receivership. The duration depends on factors such as the property's condition, the extent of necessary repairs, available financing, and cooperation from the property owner and lienholders.

A receivership concludes when the district court determines that the substandard conditions have been properly repaired or abated and discharges the receiver. Under NRS 268.42865 for cities and NRS 244.369075 for counties, the statutes address the disposition of remaining funds following discharge. The court may also retain jurisdiction over the property and require additional reporting to help ensure continued compliance after the receivership ends.

## **Discuss a Potential Nevada Receivership With Our Team**

If your city or county is dealing with a multifamily rental property where ongoing code enforcement efforts have not resulted in compliance, a health and safety receivership may be an option. Griswold Receivers works with Nevada municipalities and code enforcement agencies to evaluate properties, review documented violations, and determine whether receivership under NRS 268.428 through 268.4288 for cities or NRS 244.36901 through 244.36909 for counties may be appropriate.

[Contact Griswold Receivers](https://content.griswoldreceivers.com/contact-us) to discuss your property and explore potential next steps.

 

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- [Reimbursement of Employee Business Expenses (Labor (1)](https://blog.griswoldreceivers.com/tag/reimbursement-of-employee-business-expenses-labor-)
- [The Health and Safety Receivership Process (1)](https://blog.griswoldreceivers.com/tag/the-health-and-safety-receivership-process)
- [Unlawful Detainer (1)](https://blog.griswoldreceivers.com/tag/unlawful-detainer)
- [Unpermitted Construction (1)](https://blog.griswoldreceivers.com/tag/unpermitted-construction)
- [absentee landlord (1)](https://blog.griswoldreceivers.com/tag/absentee-landlord)
- [abstract of judgment (1)](https://blog.griswoldreceivers.com/tag/abstract-of-judgment)
- [account levy (1)](https://blog.griswoldreceivers.com/tag/account-levy)
- [assignment for the benefit of creditors (1)](https://blog.griswoldreceivers.com/tag/assignment-for-the-benefit-of-creditors)
- [bank garnish (1)](https://blog.griswoldreceivers.com/tag/bank-garnish)
- [bank levy (1)](https://blog.griswoldreceivers.com/tag/bank-levy)
- [bitcoin (1)](https://blog.griswoldreceivers.com/tag/bitcoin)
- [board of directors (1)](https://blog.griswoldreceivers.com/tag/board-of-directors)
- [business formation (1)](https://blog.griswoldreceivers.com/tag/business-formation)
- [business owner (1)](https://blog.griswoldreceivers.com/tag/business-owner)
- [city attorney (1)](https://blog.griswoldreceivers.com/tag/city-attorney)
- [collecting judgment (1)](https://blog.griswoldreceivers.com/tag/collecting-judgment)
- [collection (1)](https://blog.griswoldreceivers.com/tag/collection)
- [commercial project (1)](https://blog.griswoldreceivers.com/tag/commercial-project)
- [company (1)](https://blog.griswoldreceivers.com/tag/company)
- [confidential information (1)](https://blog.griswoldreceivers.com/tag/confidential-information)
- [confidentiality agreement (1)](https://blog.griswoldreceivers.com/tag/confidentiality-agreement)
- [covid-19 (1)](https://blog.griswoldreceivers.com/tag/covid-19)
- [cryptocurrency (1)](https://blog.griswoldreceivers.com/tag/cryptocurrency)
- [deceased owner (1)](https://blog.griswoldreceivers.com/tag/deceased-owner)
- [demolition (1)](https://blog.griswoldreceivers.com/tag/demolition)
- [diliberti (1)](https://blog.griswoldreceivers.com/tag/diliberti)
- [disposable earnings (1)](https://blog.griswoldreceivers.com/tag/disposable-earnings)
- [family law (1)](https://blog.griswoldreceivers.com/tag/family-law)
- [general partnership (1)](https://blog.griswoldreceivers.com/tag/general-partnership)
- [habitability requirements (1)](https://blog.griswoldreceivers.com/tag/habitability-requirements)
- [hospitality assets (1)](https://blog.griswoldreceivers.com/tag/hospitality-assets)
- [human smuggling (1)](https://blog.griswoldreceivers.com/tag/human-smuggling)
- [illegal business (1)](https://blog.griswoldreceivers.com/tag/illegal-business)
- [illegal cannabis dispensary (1)](https://blog.griswoldreceivers.com/tag/illegal-cannabis-dispensary)
- [illegal gambling parlor (1)](https://blog.griswoldreceivers.com/tag/illegal-gambling-parlor)
- [initial inspection (1)](https://blog.griswoldreceivers.com/tag/initial-inspection)
- [joseph diliberti (1)](https://blog.griswoldreceivers.com/tag/joseph-diliberti)
- [judgment (1)](https://blog.griswoldreceivers.com/tag/judgment)
- [judgment collection (1)](https://blog.griswoldreceivers.com/tag/judgment-collection)
- [judgment lien (1)](https://blog.griswoldreceivers.com/tag/judgment-lien)
- [lease term (1)](https://blog.griswoldreceivers.com/tag/lease-term)
- [levy (1)](https://blog.griswoldreceivers.com/tag/levy)
- [lien (1)](https://blog.griswoldreceivers.com/tag/lien)
- [liquidation (1)](https://blog.griswoldreceivers.com/tag/liquidation)
- [litigation (1)](https://blog.griswoldreceivers.com/tag/litigation)
- [lodging properties (1)](https://blog.griswoldreceivers.com/tag/lodging-properties)
- [massage parlors (1)](https://blog.griswoldreceivers.com/tag/massage-parlors)
- [misappropriation (1)](https://blog.griswoldreceivers.com/tag/misappropriation)
- [motel (1)](https://blog.griswoldreceivers.com/tag/motel)
- [new business (1)](https://blog.griswoldreceivers.com/tag/new-business)
- [nuisance abatement (1)](https://blog.griswoldreceivers.com/tag/nuisance-abatement)
- [occupant relocation (1)](https://blog.griswoldreceivers.com/tag/occupant-relocation)
- [partnership (1)](https://blog.griswoldreceivers.com/tag/partnership)
- [partnership disputes (1)](https://blog.griswoldreceivers.com/tag/partnership-disputes)
- [provisional director (1)](https://blog.griswoldreceivers.com/tag/provisional-director)
- [public nuisance (1)](https://blog.griswoldreceivers.com/tag/public-nuisance)
- [real property lien (1)](https://blog.griswoldreceivers.com/tag/real-property-lien)
- [real property receiver (1)](https://blog.griswoldreceivers.com/tag/real-property-receiver)
- [relocation (1)](https://blog.griswoldreceivers.com/tag/relocation)
- [rental (1)](https://blog.griswoldreceivers.com/tag/rental)
- [repair (1)](https://blog.griswoldreceivers.com/tag/repair)
- [residential zoning laws (1)](https://blog.griswoldreceivers.com/tag/residential-zoning-laws)
- [retail center (1)](https://blog.griswoldreceivers.com/tag/retail-center)
- [right of possession (1)](https://blog.griswoldreceivers.com/tag/right-of-possession)
- [safety (1)](https://blog.griswoldreceivers.com/tag/safety)
- [san diego real estate (1)](https://blog.griswoldreceivers.com/tag/san-diego-real-estate)
- [sex trafficking (1)](https://blog.griswoldreceivers.com/tag/sex-trafficking)
- [short-term rental (1)](https://blog.griswoldreceivers.com/tag/short-term-rental)
- [sober living house (1)](https://blog.griswoldreceivers.com/tag/sober-living-house)
- [struggling hotels (1)](https://blog.griswoldreceivers.com/tag/struggling-hotels)
- [substandard hotel (1)](https://blog.griswoldreceivers.com/tag/substandard-hotel)
- [sunnyvale (1)](https://blog.griswoldreceivers.com/tag/sunnyvale)
- [tenancy (1)](https://blog.griswoldreceivers.com/tag/tenancy)
- [unlicensed in-home business (1)](https://blog.griswoldreceivers.com/tag/unlicensed-in-home-business)
- [wage garnishment (1)](https://blog.griswoldreceivers.com/tag/wage-garnishment)
- [warranty of habitability (1)](https://blog.griswoldreceivers.com/tag/warranty-of-habitability)
- [weed abatement (1)](https://blog.griswoldreceivers.com/tag/weed-abatement)
- [writ of execution (1)](https://blog.griswoldreceivers.com/tag/writ-of-execution)

See all

### Recent Posts

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