The practical takeaway
Nevada's AB 356 law prohibits using Colorado River water delivered by SNWA member agencies to irrigate nonfunctional grass at commercial, multifamily, HOA-managed and government properties beginning January 1, 2027. The SNWA Water Smart Landscapes rebate pays for grass replaced with desert landscaping, but the application requires a pre-conversion site visit before any removal starts — removing grass without SNWA approval makes the conversion ineligible.
A strip of grass running along the street in front of a business complex. A median of turf inside an HOA entrance. A courtyard lawn between two office buildings. None of these spaces get regular use, and all could be out of compliance with Nevada law after January 1, 2027. AB 356, passed by the Nevada Legislature in 2021, prohibits using Colorado River water delivered by SNWA member agencies to irrigate nonfunctional grass at commercial, multifamily, HOA-managed and government properties.
This guide explains what the law covers, which turf areas are affected, how the SNWA rebate works and what the planning process looks like. It does not make any property-specific legal determination — for those questions, contact the SNWA or legal counsel.
What is nonfunctional turf?
The Southern Nevada Water Authority defines nonfunctional turf as irrigated grass that does not provide a functional recreational use. Under AB 356, the following areas are considered nonfunctional:
- Streetscape turf: grass along public or private streets, sidewalks, driveways, parking lots, medians and roundabouts
- Frontage, courtyard, interior and building-adjacent turf: grass in front of, between, behind or adjacent to a building on any property not zoned exclusively for single-family use, including common areas and maintenance areas
- Certain HOA-managed turf: grass managed by an HOA that does not provide a recreational benefit and does not otherwise qualify as functional turf, regardless of zoning
The SNWA describes this grass as "useless" — it sits in areas that people rarely or never actually use, yet it consumes Colorado River water that Southern Nevada's water supply depends on.
Source: SNWA — Understand laws and ordinances, checked 2026-10-03.
Does AB 356 apply to your property?
The law prohibits the use of Colorado River water delivered by SNWA member agencies to irrigate nonfunctional grass at properties that are not zoned exclusively for single-family residences. That means:
Covered by AB 356:
- Commercial properties — office buildings, retail centers, industrial sites
- Multifamily residential — apartment complexes, condominiums, mixed-use buildings
- Government-owned properties
- HOA-managed common areas, streetscape features and non-recreational turf
Not covered:
- Single-family residential homes — a homeowner's front yard or back yard grass does not fall under AB 356, though the SNWA encourages voluntary conversion and offers rebates to residential properties as well
If you manage a covered property that has grass in streetscapes, building frontages, medians or common areas with no active recreational use, those areas likely fall under the law. Confirm the specifics with SNWA or your local water provider for your address.
What counts as functional turf?
Not all grass on a covered property is nonfunctional. The SNWA defines specific categories of functional turf that are exempt from the removal requirement. The table below summarizes selected categories — it is not exhaustive. Each category carries additional distance, slope and placement requirements; review the complete definitions at the SNWA laws and ordinances page before making any eligibility determination.
| Category | Key requirements (summary only) |
|---|---|
| Active / programmed recreation turf | 1,500 contiguous sq ft or more; at least 10 ft from a street; co-located with facilities; used for organized or regular physical activity |
| Athletic fields | 1,500 sq ft or more, not less than 30 ft in any dimension; located at schools, parks, recreation centers or similar |
| Playground turf | Designated play areas with playground amenities; may be adjacent to a street if fenced |
| Resident area turf (multifamily) | Up to 150 sq ft per dwelling unit; not in parking lots or streetscapes |
| Pet relief areas | Up to 200 sq ft at properties providing commercial pet services |
| Golf course play areas | Driving ranges, greens, tee boxes, fairways and rough |
| Designated-use areas | Cemeteries and mortuaries |
A grass strip along a parking lot entrance is nonfunctional. A recreation lawn at an apartment complex may qualify as functional turf if it meets SNWA's area, distance and use requirements. The complete definitions are on the SNWA laws and ordinances page.
Source: SNWA — Understand laws and ordinances (functional turf definitions), checked 2026-10-03.
How the SNWA rebate works for HOAs and businesses
The SNWA Water Smart Landscapes rebate pays commercial, HOA and multifamily properties for grass removed and replaced with desert landscaping. Current rebate amounts for businesses, HOAs and multifamily properties — along with the Tree Enhancement Program bonus for new trees — are listed on the SNWA Water Smart Landscapes rebate page (checked 2026-10-03). Confirm the amounts directly with SNWA before planning your budget, as rates are subject to change.
If your property is served by the Las Vegas Valley Water District or located in Henderson, additional rebate amounts may be available through your local provider. Contact your water provider directly to confirm what applies to your address.
The application process has a required first step many property owners miss: you must submit an application and complete a pre-conversion site visit with SNWA before removing any grass. Starting removal without approval makes the conversion ineligible for the rebate. After a successful site visit, you have 12 months to complete the conversion.
If your conversion area is larger than roughly one-quarter acre (10,890 square feet), you must also obtain written approval from your local jurisdiction's planning department before work begins.
Rebate applications increase in spring and fall, which can lengthen wait times for site visits. Contact SNWA when planning your schedule to ask about current wait times.
Source: SNWA — Water Smart Landscapes rebate, checked 2026-10-03.
How to plan your conversion before January 2027
January 1, 2027 gives a reasonable planning window, but not an open-ended one. Here is a practical sequence for covered properties:
1. Identify which areas are nonfunctional. Walk the property and map all grass areas. Note which are along streetscapes, building frontages, medians or entry features with no programmed recreational use. Photograph them and take rough dimensions.
2. Confirm with SNWA. Contact SNWA or your local water provider to confirm which areas qualify for the rebate and to ask any property-specific questions before committing to a scope.
3. Apply for the rebate before any removal. Submit your application at snwa.com/rebates/wsl. Do not schedule removal until the pre-conversion site visit is complete and the area is approved. Starting without approval disqualifies the rebate.
4. Account for planning department approval if your area is large. Conversions covering more than one-quarter acre require written approval from the local jurisdiction's planning department. Build that step into your timeline.
5. Get a project estimate from a landscaping contractor. Your estimate should break out removal, grading, irrigation system work, plant material, ground cover and cleanup separately. SNWA's rebate requires drip irrigation in the converted area and adequate plant canopy coverage.
6. Complete the conversion within 12 months of approval. Once approved, the 12-month window runs regardless of seasonal delays. Plan your installation schedule accordingly.
See our project gallery for examples of what completed desert landscaping looks like across different property types.
What can replace nonfunctional turf?
Nonfunctional grass is typically replaced with a combination of the following:
- Desert plants and drip irrigation: Native and adapted trees, shrubs and groundcovers. SNWA's rebate requires drip irrigation and adequate canopy coverage in the converted area. A landscape design and installation plan that meets those requirements starts with a site-specific planting and irrigation layout.
- Decorative rock and gravel: A common ground cover that pairs with planting beds. Colors range from warm tan and brown to red or charcoal. Requires proper base preparation and edging to hold in place.
- Pavers and hardscape: For entry areas, walkways and plazas, pavers can replace turf while adding usable surface. Note that pavers alone may not satisfy SNWA's canopy requirement — confirm with SNWA before designing a turf-to-hardscape conversion without plants.
- Artificial turf: Can be part of some conversion designs. HOAs may be permitted to restrict the use of artificial turf in certain areas, and the SNWA rebate has specific conditions around ground cover. Confirm with your water provider and HOA policies before including it in the plan.
Most conversions combine plants, rock and an updated drip system. Our desert landscaping guide walks through the planning process for those new to converting a Las Vegas property.
Common questions about AB 356 and nonfunctional turf
Does AB 356 apply to single-family homes with grass in their front or back yard?
No. The law prohibits the use of Colorado River water delivered by SNWA member agencies to irrigate nonfunctional grass, and it applies to properties not zoned exclusively for single-family residences. It does not require individual homeowners to remove grass. The SNWA still encourages voluntary residential conversion and offers the Water Smart Landscapes rebate to residential properties as well. Source: SNWA — Understand laws and ordinances, checked 2026-10-03.
Can a homeowner in an HOA community be required to keep their grass under AB 356?
This is a question for your HOA attorney or the SNWA — not a determination this article makes. What Nevada law does establish separately is that most jurisdictions in the Las Vegas Valley prevent HOAs from restricting the installation of a water-saving landscape. An HOA may require a homeowner to submit design plans for approval, but it cannot prohibit a water-efficient landscape or require grass to remain. Source: SNWA — Understand laws and ordinances (HOA section), checked 2026-10-03.
What happens if nonfunctional turf is not removed by the January 1, 2027 deadline?
Contact SNWA directly for current enforcement guidance. The law was enacted in 2021 to give Southern Nevada a structured multi-year transition window. That window is now closing, and contacting SNWA is the most accurate source for specific compliance questions.
Is artificial turf an acceptable replacement for nonfunctional grass?
Artificial turf can be part of a conversion design, but not a straightforward replacement in every situation. The SNWA rebate has specific canopy and ground cover conditions — verify those requirements before designing a turf-to-artificial-turf conversion. Separately, HOAs may have their own rules about the use of artificial turf. Confirm both before budgeting.
When should a covered property start the application process?
The SNWA pre-conversion site visit is required before any removal begins. Rebate applications increase in spring and fall, which can lengthen site visit wait times — contact SNWA to ask about current scheduling when planning your project.
Transformers Landscaping is a family-owned business serving Las Vegas, Henderson, Summerlin, North Las Vegas and the surrounding valley. If your property has nonfunctional turf that needs a conversion plan, contact us for a free estimate. Call us at (702) 788-7409.
Sources and further reading
Technical and local guidance consulted for this update on October 3, 2026. Check the linked authority for current requirements.
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