Guidance for Landlords under Directive 025 – FAQs

Seal of NV

On June 25, 2020, Nevada Governor Steve Sisolak entered a Declaration of Emergency Directive 025, which lifts the statewide moratorium on evictions and foreclosures during the State of Emergency in phases. This guidance for landlords is intended to help explain Directive 025 unless otherwise prohibited by federal law.


1. Is the Lease Addendum and Promissory Note voluntary?
A: Entering into the Lease Addendum and Promissory Note for residential Rental Arrearages is voluntary but strongly encouraged because it can establish a payment plan for unpaid rent.

  1. I entered into the Lease Addendum and Promissory Note with my tenant. The tenant did not pay one of the scheduled payments as required by the Lease Addendum. What happens next?
    A: You have the option of initiating an eviction action under Nevada Law, pursuing a monetary judgment for the balance of the remaining amount due in accordance with the agreement, or both.
  2. I filed an eviction action against my tenant before Directive 008 went into effect. What happens to that case?
    A: It depends on whether or not you filed an answer, and we recommend you consult with an attorney for legal advice regarding your rights under Directive 025. However, we strongly encourage you to enter into the Lease Addendum and Promissory Note.
  3. What are the eligibility requirements to enter into the Lease Addendum and Promissory Note for Rental Arrearages with my tenant Due to COVID-19?
    A: It is voluntary and all tenants and landlords are eligible. You and your tenant are strongly encouraged to negotiate and enter into a Lease Addendum and Promissory Note.
  4. When can I evict my tenant if he/she is still in the rental property and his/her lease has expired?
    A: You can summarily evict your tenant if he/she is still in the rental property and his/her lease has expired starting August 1, 2020. You cannot use this eviction as a pretext to evict your tenant for nonpayment of rent that became due since Directive 008 went into effect, which can be done starting September 1, 2020.
  5. When can I evict my tenant if he/she is a tenant at will?
    A: You can summarily evict your tenant if he/she is tenant at will starting August 1, 2020. You cannot try to use this eviction as a pretext to evict your tenant for nonpayment of rent that became due since Directive 008 went into effect, which can be done starting September 1, 2020.
  6. When can I evict my tenant if he/she is committing what is known as a “nuisance”?
    A: You can summarily evict your tenant if he/she is committing a “nuisance” under Nevada law starting August 1, 2020. If you are a landlord or tenant experiencing any difficulty with this Directive, please file a complaint with the Nevada Attorney General’s Office at ag.nv.gov
  7. When can I foreclose on a residential mortgage?
    A: You can begin foreclosure proceedings on September 1, 2020.
  8. When can I evict for nonpayment of rent?
    A: You can summarily evict your tenant for non-payment of rent beginning September 1, 2020. We strongly encourage you to enter into a Lease Addendum and Promissory Note well before then.
  9. Do I have to allocate the money my tenant gave me to current rent or past due rent first?
    A: No. However, we strongly encourage you to enter into a Lease Addendum and Promissory Note and allocate rent according to the terms of the agreement.
  10. What if my tenant is up to date on rental payments, but fails to make a payment that he/she
    agreed to under the Lease Addendum and Promissory Note?
    A: If your tenant fails to make a payment according to the terms in the Lease Addendum and Promissory Note, you can still proceed with the remedies listed in the Lease Addendum and Promissory Note.
  11. When can I begin charging late fees or imposing other penalties for nonpayment of rent?
    A: Starting September 1, 2020, you can begin charging late fees or imposing other penalties for any nonpayment under the terms of the lease or rental agreement. However, you are prohibited from charging late fees or imposing other penalties for nonpayment of rent during the time 008 was in effect (from March 30, 2020 through August 31, 2020).
  12. I began a summary eviction action against my tenant prior to March 30, 2020, and the tenant filed an answer. What happens now?
    A: Starting August 1, 2020, the court may continue adjudicating your case if the summary eviction action was because of one of the following reasons:
     Your tenant is still in the rental property and his/her lease expired (NRS 40.250);
     Your tenant is a tenant at will (NRS 40.251(1)(a)(3));
     You alleged your tenant assigned or sublet your property in violation of the lease agreement, or committed waste, unlawful business practices, nuisance, or violated controlled substance laws (NRS 40.2514); and
     You alleged your tenant violated the lease agreement (NRS 40.2516).
  13. I brought an unlawful detainer action, or “formal eviction,” against my tenant prior to March 30, 2020. What happens now?
    A: Even if your tenant did not file an answer, starting July 1, 2020, the court can continue adjudicating your unlawful detainer action only if the reason for eviction was because the property was sold or foreclosed (NRS 40.255(1)-(4)).
  14. When will the moratorium end for those staying at hotels, inns, motels, motor courts,
    boardinghouses or lodging houses?
    A: For those staying in transient lodging (hotels, inns, motels, motor courts, boarding houses or lodging houses), eviction or other appropriate removal proceedings may begin on June 25, 2020.
  15. When will Directive 025 and Directive 008 completely terminate?
    A: Directive 025 and Directive 008 will terminate in its entirety on August 31, 2020 at 11:59pm.
    If you are a landlord or tenant experiencing any difficulty with this Directive, please file a
    complaint with the Nevada Attorney General’s Office at ag.nv.gov

Seven Changes of the Paycheck Protection Program Flexibility Act of 2020

On June 3, the U.S. Senate passed the PPP Flexibility Act of 2020, which places a more rigorous requirement to spend a minimum of 60 percent of the loan proceeds on payroll costs in order to qualify for loan forgiveness. Previously, this requirement was 75 percent of the forgiveness amount. The bill does not alter many other rules of forgiveness, including the FTE reduction or salary/wage reduction calculations, affiliation rules, certification of economic uncertainty, and the necessity of loan request.

Here are the seven most notable changes to the PPP:

  1. The maturity of loans is extended to a minimum of five years. This provision applies only to loans entered into on or after the date that the bill is enacted.
  2. As mentioned above, borrowers are required to spend at least 60 percent of the loan proceeds on payroll costs in order to be eligible for loan forgiveness.
  3. The Covered Period extends to the earlier of (i) 24 weeks from the date of disbursement of PPP loan funds to the borrower, or (ii) December 31, 2020. Existing borrowers with loan origination dates prior to enactment of this Act can elect to keep their Covered Period at eight weeks from the date of loan fund disbursement.
  4. The time period employers have to rehire former employees (or hire new ones in their place) and restore salary levels is extended to December 31, 2020 from June 30, 2020.
  5. For the purposes of determining loan forgiveness, consideration of the employment level of a company is prohibited as long as the borrower, in good faith, can document that the company was unable to: 
    1. Rehire individuals that were employees of the eligible recipient on February 15, 2020; AND
    2. Hire someone of similar qualifications as a former employee by December 31, 2020; OR
    3. Return to the same level of activity the business was operating at before February 15, 2020, due to their compliance with guidelines or requirements related to the pandemic issued by the CDC, the Department of Health and Human Services, or the Occupational Safety and Health Administration (OSHA).
  6. Payments of interest and principal are deferred until the SBA remits—to the lender—the amount of forgiveness granted to the borrower, provided the borrower applies for PPP loan forgiveness within 10 months of the end of the covered period.
  7. Companies receiving PPP loan forgiveness will no longer be ineligible for the delay of payment of employer payroll taxes.

Douglas County Clerk/Treasurer’s Changes in response to COVID-19

Douglas County Treasurer

The Clerk-Treasurer’s office has always taken great pride in delivering quality, efficient, customer service and we hope to continue with that tradition during this unprecedented time. In response to COVID-19, and in an abundance of caution, our office is implementing the following changes, effective immediately and until further notice:

1. Appointments for all in-person transactions are now required.

a. Treasurer (775) 782-9017 or treasurer@douglasnv.us

b. Clerk (775) 782- 9014 or clerk@douglasnv.us

c. Elections (775) 783-6095 or election@douglasnv.us

2. Passport and DMV services have been suspended.

a. https://dmvnv.com/

b. https://travel.state.gov/content/travel/en/passports/how-apply/where-to-apply.html

3. Tahoe General Services, including Saturday Marriage Licenses services, is closed until further notice.

4. When possible, please postpone visits or utilize the following online methods:

a. To register to vote, print mail-in ballot, forms and find more election information, please visit: https://cltr.douglasnv.us/elections/ or govotedouglas.com.

b. To make tax payment, please visit: https://cltr.douglasnv.us/online-payments/

c. To apply for a marriage license, please visit : https://cltr.douglasnv.us/Marriage/

d. To print Fictitious Firm Name applications, please visit: https://cltr.douglasnv.us/formsdownload-center/fictitious-firm-name-filing/

e. To find out more about applying for an outdoor festival permit, please visit: https://cltr.douglasnv.us/wp-content/uploads/2015/10/festivalapp.pdf

f. To apply to be a wedding officiant, please visit: https://cltr.douglasnv.us/generalinformation/marriage-information/minister-instructions/

5. If online method not available, please send completed paperwork, and if applicable, payment via USPS.

Mail completed paperwork to: Douglas County Clerk-Treasurer PO BOX 3000 Minden, NV 89423

6. If you must appear in person, you must schedule an appointment. Appointments will allow us to limit gatherings of more than 10 people and ensure safe social distancing.

a. To limit interaction, a drop box will be utilized, when possible, to collect payment and paperwork.

b. Please bring check or money order for your transaction.

c. If you are paying in cash, please bring exact change.

d. Receipts and documentation will be mailed to you.

7. To file a petition for signature verification or withdraw your candidacy, please call or email the election office to schedule an appointment.

SB 121 & Tenant Rights

NV REALTORS®

SB 151 had been heralded by proponents as a landmark tenants rights bill for working families across Nevada.  However Nevada REALTORS® (NVR) stressed there would be negative impacts on tenants in the form of higher security deposits and more stringent timelines in leases. Now there are reports across the state that NVR predictions are already coming to fruition. Several property management companies are sending letters to thousands of local renters threatening to remove grace periods that allowed tenants to pay their rent up until the third day of the month. The companies blamed the new bill for the time changes.

SB 151, which was passed by the Nevada Legislature and signed into law by the Governor earlier this year does have some positives. It extended the time renters have to fight back against landlord eviction. It went from four and a half days to seven judicial days.

SB 151 also capped late fees at 5 percent of the monthly rent. It gave tenants 24 hours from the time they were notified of an eviction before having to vacate, and allowed tenants five days after eviction to return and retrieve personal belongings left behind.

Proponents in Clark County say evictions are down since the bill took effect July 1. Statistics pulled from the court show there were 2,075 eviction filings in July, down from 2,704 in June and 2,968 last July. 

However the booming economy and rising rents are placing a strain on seniors with fixed incomes. Nevada’s law allows for “summary evictions” that can be far faster and offer much less recourse for tenants than other states’ laws allow. NVR says the association is looking out for both landlords and tenants. However they would like an acknowledgement that landlords are not always the bad guy.

Design Scapes Interior Design

design scapes interior design

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Carol has a keen sense, being an expert designer!  She has the ability to create positive energy and timeless memorable designs within your personal space, including; vacation retreats, mountain cottages, tiny homes, or luxury estates! Her spaces will simply influence and attract more customers! Commercial interior design projects include: Boutique hotels, timeshares, health care facilitates, senior living design, hospitality and restaurants.

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