REAL PROPERTY SALES AND LEASES

Reno Administrative Code tit. 15, ch. 15.01

in effect

Reno Administrative Code § 15.01.010 Purpose, interpretation, and application.

Sec. 15.01.010. - Purpose, interpretation, and application. The purpose of this chapter shall be held to be the minimum requirements adopted to regulate the sale and lease of real property, as defined in this chapter, so that such transactions comply with the legislative mandate of Assembly Bill No. 312, as amended by Senate Bill No. 394 of the 73rd Session of the Nevada Legislature, and as further amended by Assembly Bill No. 462 of the 74th Session of the Nevada Legislature. This chapter does not create a legal right, including but not limited to a property or other constitutional right, to be placed upon the established appraisal lists or to be awarded a contract for professional services. (Ord. No. 5795, § 2, 1-11-06; Ord. No. 5991, § 2, 12-12-07)

Reno Administrative Code § 15.01.020 Conflict of ordinances.

Sec. 15.01.020. - Conflict of ordinances. (a) In any case where a provision of this chapter is found to be in conflict with state law applicable to the city, state law shall control. (b) It is not intended by this chapter to repeal, abrogate, annul, or in any way impair or interfere with existing provisions of other laws or ordinances or with private restrictions placed upon real property by covenant, deed, or other private agreements in existence prior to the adoption of this chapter. (c) In cases where two or more provisions of this chapter conflict, the most stringent or restrictive shall prevail. (Ord. No. 5795, § 2, 1-11-06; Ord. No. 5991, § 2, 12-12-07)

Reno Administrative Code § 15.01.030 Definitions.

Sec. 15.01.030. - Definitions. The following words have the following meanings: Appraisal shall mean an appraisal conducted by an appraiser, which sets forth the fair market value of the real property or lease being appraised. Appraiser shall mean an appraiser holding and maintaining a current Nevada General Appraiser certification issued by the State of Nevada. Director means the director of public works, or his duly authorized designee. Economic development means (i) the establishment of new commercial enterprises or facilities within the city; (ii) the support, retention or expansion of existing commercial enterprises or facilities within the city, (iii) the establishment, retention or expansion of public, quasi-public or other facilities or operations within the city; (iv) the establishment of residential housing needed to support the establishment of new commercial enterprises or facilities or the expansion of existing commercial enterprises or facilities; or (v) any combination of the foregoing to create and retain opportunities for employment for the residents of the city. Property means the real property owned being sold or leased by the city. Public meeting means the public meeting before city council to consider bids pursuant to section 15.01.130. Redevelopment has the meaning ascribed to it in NRS 279.408. Residential property shall mean any real property which contains a structure or building in which one or more persons reside, provided that the structure or building is properly zoned, or is legally nonconforming, for residential use in accordance with Chapter 18 of the Reno Municipal Code. Resolution of intent means the resolution established under section 15.01.100 of this chapter. (Ord. No. 5795, § 2, 1-11-06; Ord. No. 5991, § 2, 12-12-07)

Reno Administrative Code § 15.01.040 Minimum qualifications of appraisers eligible for placement on applicable lists.

Sec. 15.01.040. - Minimum qualifications of appraisers eligible for placement on applicable lists. (a) The director shall obtain a list from the Nevada Real Estate Division of all persons qualified to act as a general appraiser in Washoe County. (b) The director shall send a request for qualification form to each appraiser on the list to determine if the appraiser is interested in performing appraisals for the city under terms and conditions stated therein, and what types of appraisals the appraiser is qualified to perform based on training and experience. Those who do not respond to the request for qualifications to the satisfaction of the director shall not be placed on the list. (c) The following minimum requirements, each of which must be complied with, shall apply to the consideration of the eligibility of appraisers for placement on applicable lists: (1) The appraiser must possess a current and valid business license in the city; (2) The appraiser must possess a general license issued by the State of Nevada, Nevada Real Estate Division; (3) The appraiser must have no violations of professional standards or statutory requirements in the performance of appraisals; (4) The appraiser must have the ability to obtain and maintain insurance coverage as required by the city; (5) The appraiser must have the professional qualifications and experience for the appraisal required to be completed by the city; (6) If the appraiser is requesting placement on the general commercial and/or industrial list as defined in section 15.01.050, below, the appraiser must have been qualified or have experience in providing services as an expert witness within the past five years immediately preceding the date of the application. To be eligible for selection to provide appraisal services under section 15.01.080, the appraiser must also have been qualified or have experience in providing services as an expert within the five years immediately preceding the request for proposal forwarded pursuant to section 15.01.080(1); (7) The appraiser must not have breached any contracts with a public agency or person in this state or any other state during the five years immediately preceding the date of the application and/or while appraiser is placed upon any list pursuant to section 15.01.060, as applicable; (8) During the five years immediately preceding the date of the application and/or while appraiser is placed on any list pursuant to section 15.01.060, as applicable, the appraiser must not have, as a result of causes within the control of the appraiser, failed to perform any contract: a. In the manner specified by the contract, as amended, and properly approved by the city; b. Within the time specified in the contract unless extended and properly approved by the city; c. For the amount of money specified by the contract, as amended, and properly approved by the city; (9) The appraiser must not have been convicted of a violation for discrimination in employment during the two years immediately preceding the date of the application and/or while appraiser is placed upon any list pursuant to section 15.01.060, as applicable; (10) The appraiser must not have filed as a debtor in a business capacity under the provisions of the United States Bankruptcy Code during the five years immediately preceding the date of the application and/or while appraiser is placed upon any list pursuant to section 15.01.060, as applicable; (11) The appraiser must not have been disciplined or fined by any state or federal agency for conduct that relates to the ability of the appraiser to perform the work to be required by the city; (12) The appraiser's application must be truthful and complete; (13) The appraiser must have the ability to maintain accurate and current contact information with the director. The appraiser must notify the city of any change in information and qualifications provided or referenced in the application within 15 days of such change; (14) The appraiser must have the ability to maintain accurate records for a period of seven years after completion of the appraisal services rendered to the city; and (15) The appraiser must execute the application form and consent to all terms and conditions contained therein. (Ord. No. 5795, § 2, 1-11-06; Ord. No. 5991, § 2, 12-12-07)

Reno Administrative Code § 15.01.050 Preparation of list of appraisers.

Sec. 15.01.050. - Preparation of list of appraisers. Once the director reviews the applications to determine compliance with minimum qualifications, he or she shall prepare three lists, each of which will be randomly organized: (1) Residential list. One list shall include those who are interested in and have training and five years' experience in performing residential property appraisals; (2) General commercial and/or industrial list. One list shall include those who are interested in and have training and five years' experience in performing general commercial and/or industrial property appraisals; and (3) Open space list. One list shall include those who are interested in and have training and five years' experience in performing appraisals of land which is limited to open space use and agricultural use. An appraiser may be included on multiple lists for which he or she is qualified. (Ord. No. 5795, § 2, 1-11-06; Ord. No. 5991, § 2, 12-12-07)

Reno Administrative Code § 15.01.060 Approval of list of appraisers, appeal and judicial review.

Sec. 15.01.060. - Approval of list of appraisers, appeal and judicial review. (a) The initial lists prepared by the director as set forth in section 15.01.050, shall be presented to city council for approval. Each year after initial approval, the lists shall be randomly reorganized and the names thereon rotated by the director. (b) After approval by city council of the initial list, the following procedures must be complied with to request placement on a list. The appraiser may be added to the bottom of any list at any time if the appraiser completes the application form and demonstrates to the director that the appraiser is qualified to act as a general appraiser in Washoe County and meets the minimum qualifications set forth in section 15.01.040, above. If the director declines to add the appraiser to a list, the director will notify the appraiser of this decision by mail. The appraiser may appeal that decision to a hearing officer pursuant to section 15.01.070(b), below. (c) If an appraiser who is not added to a list desires to appeal the decision of the director to the hearing officer, the appraiser shall file a notice of such intent with the city clerk within ten business days from the date of the director's notice declining to add the appraiser to a list and comply with the applicable provisions of Chapter 1.05 of the Reno Municipal Code. The city clerk shall place such appeal on the hearing officer's agenda for a hearing. If this deadline is not complied with by the appraiser, the director's decision shall be final and there shall be no further review of such decision. (d) The hearing officer shall have the power to determine if the director's decision complies with the provisions of this chapter and to affirm, reverse or modify the appealed decision. The hearing officer's review shall be of the appraiser's application and record considered by the director. The decision of the hearing officer is a final decision for purposes of judicial review. (e) Judicial review may be sought in accordance with Chapter 34 of the Nevada Revised Statutes. (Ord. No. 5795, § 2, 1-11-06; Ord. No. 5991, § 2, 12-12-07)

Reno Administrative Code § 15.01.070 Removal from list of appraisers, appeal and judicial review.

Sec. 15.01.070. - Removal from list of appraisers, appeal and judicial review. (a) The ability for an appraiser to be qualified and remain on the list(s) is a privilege and not a right. All appraisers applying for placement on a list must acknowledge and agree that any change in the appraiser's status or ability to maintain the minimum qualification requirements set forth in section 15.01.040 shall be cause for immediate removal from the list by the director. The director shall send a notice notifying the appraiser that her or she has been removed from the list. Once an appraiser has been removed from a list of appraisers, the appraiser shall not be qualified to be reinstated to such list until one of the following occurs: (1) the minimum qualification requirements set forth in section 15.01.040 have been met and a new application has been submitted to and approved for list placement by the director, (2) the decision of the director has been overturned by the hearing officer pursuant to this section, or (3) an order has been issued by a court of competent jurisdiction on judicial review. (b) If an appraiser who is removed from the list desires to appeal the decision of the director to the hearing officer, the appraiser shall file a notice of such intent with the city clerk within ten business days from the date of the notice of removal and comply with the applicable provisions of Chapter 1.05 of the Reno Municipal Code. The city clerk shall place such appeal on the hearing officer's agenda for a hearing. If this deadline is not complied with by the appraiser, the director's decision shall be final and there shall be no further review of such decision. (c) The hearing officer shall have the power to determine if the director's decision complies with the provisions of this chapter and to affirm, reverse or modify the appealed decision. The hearing officer's review shall be of the appraiser's application and record considered by the director. The decision of the hearing officer is a final decision for purposes of judicial review. (d) Judicial review may be sought in accordance with Chapter 34 of the Nevada Revised Statutes. (Ord. No. 5795, § 2, 1-11-06; Ord. No. 5991, § 2, 12-12-07)

Reno Administrative Code § 15.01.080 Appraiser selection procedure.

Sec. 15.01.080. - Appraiser selection procedure. When an independent appraisal is required for the sale or lease of city property, the following procedures are to be followed: (1) The director shall send a request for proposal to the appraiser whose name is at the top of the list for the type of property being appraised. The request shall identify the property to be appraised, the desired terms and conditions of appraisal and the requirements for the response to the request for proposal. The response from the appraiser must include (i) a statement of specific qualifications to do the type of appraisal required, (ii) a proposal of the terms and conditions for the appraisal; (iii) a disclosure statement which includes, without limitation, all sources of income of the appraiser that may constitute a conflict of interest and any relationship of the appraiser with the property owner or the owner of an adjoining property; and (iv) a statement that the appraiser is not related within the first degree of consanguinity or affinity to any person who has an interest in the real property or an adjoining property. (2) If the appraiser does not satisfactorily respond to the request as determined by the director, his or her name shall be moved to the bottom of the list, and the director shall move to the next name on the list. If the appraiser responds to the request in terms that are responsive and satisfactory to the director, his or her name shall be recommended to the city council for approval as specified in section 15.01.100 below. (3) If more than one appraisal is required, this procedure shall be followed for each appraiser. To expedite the selection process or foster competitive bidding, the director may send a request for proposal to more than one appraiser, and those who respond and are not selected shall be left at the top of the list. (4) Once the resolution of intent is adopted by the city council as set forth in section 15.01.100, the director shall engage the qualified appraisers to conduct appraisals utilizing the approved form agreement for appraisal services. (Ord. No. 5795, § 2, 1-11-06; Ord. No. 5991, § 2, 12-12-07)

Reno Administrative Code § 15.01.090 Appraisal requirements.

Sec. 15.01.090. - Appraisal requirements. (a) When required. Except for real property acquired pursuant to NRS 371.047, and except as provided in section 15.01.150 below, when the value of the property to be sold or leased exceeds $1,000.00 in value and except as provided below, the property shall be appraised by: (1) Two independent appraisers selected from the appropriate list of appraisers as provided in section 15.01.080 above or (2) One independent appraiser selected from the appropriate list of appraisers as provided in section 15.01.080 above if the city council holds a public hearing on the matter of the fair market value of the real property. (b) Standards. In addition to the minimum qualifications of the appraiser as set forth in section 15.01.040, the following standards shall apply to an appraisal, or appraisals: (1) Each appraisal shall be conducted in accordance with the Uniform Standards of Appraisal Practice established by the Appraisal Foundation, and in accordance with the standards and procedures required by Nevada law; (2) Each appraisal shall be based on the zoning of the property and the master plan for the city; and (3) Each appraisal must be completed within six months before the date of the public meeting. (Ord. No. 5795, § 2, 1-11-06; Ord. No. 5991, § 2, 12-12-07)

Reno Administrative Code § 15.01.100 Procedure for resolution of intent.

Sec. 15.01.100. - Procedure for resolution of intent. (a) General. Except as provided in section 15.01.150 below, when city real property is to be offered for sale or lease, the director shall observe the procedures set forth in this section. (b) Appraisals. If it is believed that an appraisal or appraisals are required under section 15.01.090 above, the director shall select one independent appraiser or two independent appraisers, as applicable, from the appropriate list in accordance with section 15.01.080 above. (c) Resolution of intent. The director shall present to the city council for approval a resolution that: (1) Describes the property to be sold or leased; (2) States that the sale or lease of the property is in the best interests of the city; (3) Determines whether or not the value of the property exceeds $1,000.00; (4) If an appraisal or appraisals are required by section 15.01.090 above, the resolution shall (i) select and affirm the qualifications of the appraiser or appraisers recommended by the director; (ii) direct the director to enter into a contract with an appraiser or appraisers; and (iii) direct that the minimum sale price shall be the highest appraised value; (5) States an intent to sell or lease the property under the procedures specified herein, and the terms and conditions for such a sale; (6) Fixes a time for the public meeting to consider bids as provided in section 15.01.130 below, which meeting must be not less than three weeks after the date of the resolution and must be held during a meeting of city council held at its regular meeting place. The resolution shall generally describe the procedures set forth in section 15.01.130 below; and (7) Provides for other matters as determined by the Reno City Council. (Ord. No. 5795, § 2, 1-11-06; Ord. No. 5991, § 2, 12-12-07)

Reno Administrative Code § 15.01.110 Notice of sale or lease.

Sec. 15.01.110. - Notice of sale or lease. Once the appraisal or appraisals are completed, the director shall prepare a notice of sale or lease, as applicable, which shall include: (1) A legal or other appropriate description of the real property proposed to be sold or leased; (2) The minimum price or lease terms, if applicable, of the property; (3) The places where a copy of the resolution of intent can be obtained and where it has been posted in accordance with section 15.01.120 below; and (4) A general description of the procedure to be followed in obtaining and selecting bids. (Ord. No. 5795, § 2, 1-11-06; Ord. No. 5991, § 2, 12-12-07)

Reno Administrative Code § 15.01.120 Posting and publication of notice of sale or lease.

Sec. 15.01.120. - Posting and publication of notice of sale or lease. The notice of sale or lease, as applicable, shall be: (1) Posted in three public places in the city at least 15 days before the proposed date of the meeting described in section 15.01.100 above; and (2) Published at least once a week for three successive weeks before the meeting described in section 15.01.100 above in a newspaper qualified under Chapter 238 of Nevada Revised Statutes. (Ord. No. 5795, § 2, 1-11-06; Ord. No. 5991, § 2, 12-12-07)

Reno Administrative Code § 15.01.130 Procedure for consideration of bids; second offering.

Sec. 15.01.130. - Procedure for consideration of bids; second offering. (a) At the time and place fixed in the resolution of intent for the public meeting, all sealed bids which have been received shall, in public session, be opened, examined and considered by the city council. Of the proposals submitted which conform to all terms and conditions specified in the resolution of intent referenced in section 15.01.100, above, and which are made by responsible bidders, the bid which is the highest must be finally accepted unless a higher oral bid is accepted at the public meeting or the city council rejects all bids. (b) At the public meeting and before accepting any written bid, city council shall call for oral bids. If, upon the call for oral bidding, any responsible person offers to buy or lease the property upon the terms and conditions specified in the resolution of intent for a price exceeding by at least five percent the highest written bid, then the highest oral bid which is made by a responsible person must be finally accepted, unless provided otherwise in this chapter. (c) The final acceptance by the city council may be made either at the same session or at any adjourned session of the same public meeting held within the following 21 days. (d) The city council may, either at the same session or at any adjourned session of the same public meeting held within the following 21 days, if it deems the action to be for the best public interest, reject any and all bids, either written or oral, and withdraw the property from sale or lease. (e) If the property is not sold or leased at the initial offering, the city council may offer the property for sale or lease a second time pursuant to this chapter. If there is a material change relating to the title, zoning or an ordinance governing the use of the property, a new appraisal must be obtained pursuant to section 15.01.090 before offering the property for sale or lease a second time. If the property is not sold or leased at the second offering, the city council may list the property for sale or lease at the appraised value with a licensed real estate broker, provided the broker or a person related to the broker within the first degree of consanguinity or affinity does not have an interest in the property or an adjoining property. (f) Any resolution of acceptance of any bid made by city council shall authorize and direct the mayor to execute a deed or lease and authorize the city manager, or his designee, to deliver it upon performance and compliance by the purchaser or lessor with all the terms or conditions of his contract which are to be performed concurrently therewith. (g) The city council may require any person requesting that real property be sold pursuant to the provisions of this section to deposit a sufficient amount of money to pay the costs to be incurred by the city council in acting upon the application, including the costs of publication and the expenses of appraisal. This deposit must be refunded whenever the person making the deposit is not the successful bidder. The costs of acting upon the application, including the costs of publication and the expenses of appraisal, must be borne by the successful bidder. (Ord. No. 5795, § 2, 1-11-06; Ord. No. 5991, § 2, 12-12-07)

Reno Administrative Code § 15.01.140 Violations and penalties.

Sec. 15.01.140. - Violations and penalties. If real property is sold or leased in violation of the provisions of this chapter: (1) The sale or lease is void; and (2) Any change to an ordinance or law governing the zoning or use of the real property is void if the change takes place within five years after the date of void sale or lease. (Ord. No. 5991, § 2, 12-12-07)

Reno Administrative Code § 15.01.150 Exceptions.

Sec. 15.01.150. - Exceptions. (a) This chapter applies: (1) Except as otherwise provided in NRS 268.048 to 268.058, inclusive; (2) Except as otherwise provided under NRS 278.479 to 278.4965, inclusive; (3) Except as otherwise required by federal law; (4) Except as otherwise required pursuant to a cooperative agreement entered into pursuant to NRS 277.050 or 277.053; (5) Except as otherwise provided in an interlocal agreement in existence on October 1, 2004; (6) Except if city council is entering into a joint development agreement for real property owned by the city to which the city is a party; (7) Except for a lease of residential property with a term of one year or less; (8) Except for the sale or lease of real property to a public utility, as defined in NRS 704.020, to be used for a public purpose; (9) Except for the sale or lease of real property to the state or another governmental entity; (10) Except for the sale of lease of real property larger than one acre which is approved by the voters at a primary or general election, primary or general city election or special election; (11) Except if the property is being sold to a person who owns real property located adjacent to the property and city council adopts a resolution which finds that the sale of the property is either (a) a remnant that was separated from its original parcel due to the construction of a street, alley, avenue or other thoroughfare, or portion thereof, flood control facility or other public facility; (b) a parcel that, as a result of its size, is too small to establish an economically viable use by anyone other than the person who owns real property adjacent to the property; or (c) a parcel which is subject to a deed restriction prohibiting the use of the property by anyone other than the person who owns real property adjacent to the property, and that the sale or lease will be in the best interest of the city; (12) Except if the sale or lease of the property is to the state or another governmental entity and (i) the sale or lease restricts the use of the property to a public use, and (ii) city council adopts a resolution finding that the sale or lease will be in the best interest of the city; and (13) Except as provided in subsection (b) and (c) next below. (b) Property may be sold, leased or conveyed by the city for the purposes of redevelopment or economic development without first offering the property to the public; and for less than fair market value of the property. However, an appraisal or appraisals, as applicable, pursuant to section 15.01.090 of this chapter must be obtained, and city council must adopt a resolution finding that it is in the best interests of the public to sell, lease or otherwise dispose of the property without offering the property to the public and for less than the fair market value. (c) Nonprofit organizations. (1) The city may lease property to a nonprofit organization that: a. Is recognized as exempt under section 501(c)(3) of the Internal Revenue Code; b. Is affiliated by contract or other written agreement with the city; and c. Provides to residents of the city or to other persons a service that the city would otherwise be required to expend money to provide, under such terms and for such consideration as the city council determines reasonable based upon the costs and benefits to the city and the recommendation of any city officers who may be involved in approving the lease. (2) To lease real property pursuant to this section, the city council must approve the lease and establish the recommended amount of rent to be received for the real property. The city council shall render a decision on an application to lease real property pursuant to this section within 60 days after it receives the application. (3) In determining the amount of rent for the lease of real property pursuant to this section, consideration must be given to: a. The amount the lessee is able to pay; b. Whether the real property will be used by the lessee to perform a service of value to members of the general public; c. Whether the service to be performed on the real property will be of assistance to any agency of the city; and d. The expenses, if any, that the city is likely to incur to lease real property pursuant to this section in comparison to other potential uses of the real property. (4) The city council may waive any fee for the consideration of an application submitted pursuant to this section. (Ord. No. 5795, § 2, 1-11-06; Ord. No. 5991, § 2, 12-12-07)

Source: City of Reno, Nevada, Administrative Code, City Charter and Annexation and Land Development Code (Municode Library, library.municode.com)URL: https://library.municode.com/nv/reno/codes/administrative_code?nodeId=PT2READCO_TIT15CIPR_CH15.01REPRSALEFetched: 11/1/2026