If you own or manage a commercial property in Reno, a heavy snowfall is not just an inconvenience — it is a liability. A slip on an icy walkway, a blocked fire exit, or a snow-packed parking lot can result in lawsuits, city fines, or worse. The question of who is legally responsible for clearing that snow is more layered than most property owners expect, and the answer depends on how your lease is written, what type of property you operate, and what local ordinances require.
At Nick’s Property Cleanup & Hauling – Reno/Sparks, we work with commercial property owners and business tenants throughout northern Nevada every winter. We see the same confusion play out repeatedly — two parties pointing at each other while ice builds up at the entrance. This 2026 guide breaks down the actual rules so you can act with confidence before the next storm hits.
The General Legal Standard in Nevada
Nevada does not have a single statewide statute that dictates snow removal responsibilities for commercial properties. Instead, liability is governed by a mix of Nevada premises liability law, local municipal codes, and the specific language in your commercial lease or property management agreement.
Under Nevada law, property owners and occupiers have a duty to keep their premises reasonably safe for invitees — that means customers, vendors, delivery drivers, and anyone else with a legitimate reason to be on the property. Snow and ice create an obvious hazard, and courts have repeatedly held that failing to address that hazard in a timely manner is grounds for negligence claims. The Nevada Legislature’s statutes on premises liability do not carve out a snow exception.
The City of Reno has municipal codes that require property owners to clear snow and ice from public sidewalks adjacent to their property within a reasonable timeframe after a storm. Failure to do so can result in citations and fines. Sparks has similar requirements under Sparks municipal ordinances, and Washoe County applies its own rules to unincorporated areas. If your commercial property sits along a public walkway, that sidewalk clearance obligation almost always falls on the property owner — not the tenant — unless a lease states otherwise.
Owner vs. Tenant: What the Lease Actually Controls
In most commercial lease arrangements, the lease agreement determines who handles exterior maintenance including snow removal. There are two common structures.
In a gross lease or full-service lease, the landlord handles all exterior maintenance. Snow removal is included in the operating expenses the landlord covers, and the tenant has no obligation to arrange or pay for it directly. In a triple-net (NNN) lease — which is extremely common for commercial properties in the Reno area — the tenant takes on most operating costs, including property taxes, insurance, and maintenance. Under a typical NNN structure, snow removal from parking lots, walkways, and loading areas falls on the tenant.
The problem is that many leases are vague. They may say the tenant is responsible for “routine maintenance” without specifically listing snow removal. That ambiguity has cost both landlords and tenants money in court. If your lease does not spell out snow removal obligations explicitly, you should get that clarified in writing before winter — not after someone falls.
OSHA’s general duty clause also matters here. Employers must provide a safe working environment for their employees, which includes safe access to and from the building. Even if a tenant argues the landlord is responsible under the lease, the tenant-employer still has an independent obligation under federal workplace safety rules to ensure employees can enter and exit safely.
Multi-Tenant Properties Add Another Layer
Shopping centers, office parks, and multi-tenant industrial properties add complexity. In those settings, the property management company or owner typically handles common area maintenance (CAM) — which includes the shared parking lot, main entrance drives, and communal walkways. Each individual tenant may be responsible for the sidewalk or entry directly in front of their unit.
This is why CAM charges exist, and it is worth reviewing your CAM agreement to see whether snow removal is explicitly listed. Some tenants have been surprised to find that snow removal costs are passed through as a CAM expense — meaning they are paying for it indirectly even though they are not arranging it.
Northern Nevada Public Health has noted that slip-and-fall injuries spike significantly during winter months, and commercial properties are disproportionately represented in those incidents because of high foot traffic. The legal and human cost of inaction is real.
What Happens When Nobody Acts?
When responsibility is unclear and nobody clears the snow, the property owner almost always ends up holding the bag in litigation. Courts tend to look at who had control over the property and who had the financial benefit from it. Even if a lease assigns snow removal to the tenant, a judge may still find the landlord liable if the landlord had actual notice of the hazard and failed to act.
The safest position for any commercial property owner is to have a signed snow removal services contract with a qualified local provider before the season starts. That contract creates a paper trail showing you took reasonable steps to address the hazard. It also ensures the work gets done consistently, regardless of whether a tenant disputes responsibility mid-storm.
Practical Steps for 2026
First, pull out your lease and read the maintenance and property care sections carefully. If snow removal is not mentioned by name, treat that as a gap that needs to be addressed. Second, if you own the property and lease to tenants, consider whether you want to control snow removal yourself and pass the cost through CAM, or whether you want a clear lease amendment that places the obligation on your tenant with a requirement that they use a licensed contractor. Third, verify the sidewalk clearance requirements for your specific address by checking directly with the City of Reno or Washoe County.
For commercial tenants who have assumed snow removal responsibility, do not wait until the first storm to start calling around. Providers who offer reliable snow removal services in Reno and Sparks book seasonal contracts early. By December, availability tightens fast.
If you are unsure whether your contractor is properly licensed, you can verify them through the Nevada State Contractors Board. Hiring an unlicensed operator to handle commercial snow removal creates its own liability exposure.
Learn more about our team and background if you want to know who you are working with before you sign a contract. We also have client reviews from Reno property owners who can speak to how we handle commercial accounts through the season.
Ready to Get Your Commercial Property Covered?
A clear paper trail and a reliable snow removal provider are your two best defenses against winter liability. Nick’s Property Cleanup & Hauling – Reno/Sparks works with commercial property owners and tenants throughout Reno and Sparks. We handle parking lots, walkways, loading docks, and entry areas — and we can put together a seasonal contract that fits your property’s specific layout and risk profile.
Call us at (775) 444-4147, get in touch online, or get a quote to discuss your property before the season starts. You can also find our Reno office location and stop by to talk through your options.
Do not let an unclear lease or a slow response to a storm turn into a liability claim. Get the responsibility sorted out now, get a contract in place, and start the winter season knowing the job will get done.
Written by Nick Martie