Carson City, Nev., Code §§ 17.17.060–17.17.110 (2026) § 17.17.070
Pace of conversions
Operative Text
1. This Section applies only to conversions. Multi-unit rental housing shall not be converted into condominiums if the vacancy rate for multi-unit rental housing is lower than three and one-quarter percent (3.25%) as determined pursuant to Subsection 3 of this Section per category described below. A conversion which causes the vacancy rate to fall below three and one-quarter percent (3.25%) in the appropriate category shall not be permitted. The vacancy rate for each category is to be figured separately. 2. Multi-unit rental housing may be converted into condominiums even if the vacancy rate for the category in which the project falls is less than three and one-quarter percent (3.25%), if seventy percent (70%) of the tenants residing in the rental housing project sign a statement approving of the conversion to condominiums. 3. The multi-unit rental housing vacancy rate shall be determined once yearly by the Planning Division by the 25th day of April. 4. For the purposes of this Section, two (2) categories of multi-unit rental housing are created. The categories are to be delimited in the following manner: a. The division between the two (2) categories will be based on the dollar value of twenty-five percent (25%) of the median income (figured on a monthly basis) of a household in Carson City as established by the United States Department of Housing and Urban Development. b. Multi-unit rental housing units with average rents equal to or below this dollar value figure shall be in one (1) category and multi-unit rental housing units with average rents above this dollar value figure shall be in the second category. c. To be eligible to convert in either category, the average rent of all the units must have been in one (1) category for one (1) year prior to date of application for conversion. A developer shall attach to the application for conversion substantiation of rents collected for the year prior to application in the form of accounting records, such as income tax returns or a statement by a certified public account licensed in the State of Nevada. 5. No special use permit application for a condominium conversion shall be accepted for hearing by the Carson City Planning Commission unless the vacancy rate, as determined by this Section, permits conversion; or unless the condominium conversion project falls within the exception of Subsection (2) of this Section. Once a special use permit application for a condominium conversion project has been approved, the approval shall not subsequently be rescinded due to a change in the vacancy rate following the approval. Approval of the special use permit by the Planning Commission, however, shall not obligate the Board of Supervisors to approve any parcel map or subdivision plat pertaining to the conversion project.
Section 17.17.070 of the Carson City Code establishes a vacancy-rate threshold that governs how quickly multi-unit rental housing can be converted to condominiums. Conversions are generally prohibited when the citywide vacancy rate for the relevant rental category falls below 3.25%, as measured annually by the Planning Division each April. An exception exists when at least 70% of current tenants in the project sign a statement approving the conversion, regardless of the vacancy rate. Rental units are divided into two affordability categories based on HUD median income data, and a project must have consistently fallen within one category for a full year before it can apply to convert.
Plain English — not legal advice.
Property owners and developers considering a condominium conversion under §§ 17.17.060–17.17.110 § 17.17.070 should be aware that the Carson City Planning Division determines the applicable vacancy rate by April 25th each year, and that rate governs whether a conversion application will be accepted. Compliant operators typically confirm which of the two rent-based categories their project falls into, verify that average rents have been within that category for at least one year, and attach supporting documentation—such as tax returns or a CPA statement—to the conversion application. Even if a special use permit is approved, that approval does not bind the Board of Supervisors to approve any related parcel map or subdivision plat.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Under § 17.17.070, tenants living in a multi-unit rental property have a meaningful role in the conversion process: if at least 70% of residents sign a statement approving a condominium conversion, the project may proceed even when the vacancy rate would otherwise block it. Tenants who have not signed such a statement, or who have concerns about a pending conversion application, can inquire with the Carson City Planning Division about the current vacancy rate determination and whether the application meets the requirements of this section. Tenant-rights organizations in Nevada can help residents understand what the approval or denial of a special use permit means for their housing situation.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated November 14, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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