Nevada

Nevada HOA Laws: Statutes, Rules & Board Duties

What Nevada statutes actually require of community associations — meetings, fines, assessments and liens, records, reserves, architectural review, and the resident protections a board cannot override. Every point is cited to statute.

By the Grihak Team · Researched 2026-07-09

Primary statute: Nevada Common-Interest Ownership Act (Uniform Act), NRS Chapter 116 (plus NAC Chapter 116 regulations)

Applies to: Common-interest communities in Nevada

⚠️ Informational summary only — not legal advice. Laws change and facts matter. Confirm current requirements with the statute and a licensed Nevada attorney before acting.

Governing statutes

Nevada Common-Interest Ownership Act, NRS Chapter 116 (Uniform Act) governs residential common-interest communities — condominiums, planned communities, and cooperatives — created within the State (NRS 116.1201).
The Nevada Administrative Code, NAC Chapter 116, supplies implementing regulations adopted by the Commission for Common-Interest Communities and Condominium Hotels (CICCH).
The Real Estate Division of the Department of Business and Industry administers Chapter 116; the Ombudsman for Owners in Common-Interest Communities and Condominium Hotels (NRS 116.625) assists owners and board members and helps resolve disputes, funded by an annual per-unit assessment (no more than $4.25/unit (verify current amount)).
Community managers and management companies are separately regulated under NRS Chapter 116A.
Where the governing documents conflict with the statute, the statute controls; a provision of the declaration that violates Chapter 116 is generally void or unenforceable.

Meetings & notice

Executive board meetings must be held at least once every quarter and not less than once every 100 days; at least twice a year a meeting must be held at a time other than during standard business hours (NRS 116.31083).
Notice of a board meeting: not less than 10 days before the meeting, given to units' owners per NRS 116.31068 (or by newsletter/similar publication circulated to each owner); the notice must state the time and place and include the agenda or where the agenda may be obtained (NRS 116.31083).
A comment period for units' owners must be scheduled at both the beginning and the end of each board meeting (NRS 116.31083).
Executive (closed) sessions are limited to matters such as personnel, litigation, and hearings on alleged violations; the board generally may not meet in closed session except as authorized (NRS 116.31085).
Owners may audio-record open board meetings after giving notice of intent to record; recording is not allowed during executive session (NRS 116.31083).
Emergency meetings may be held with notice sent, if practicable, by U.S. mail to each unit (NRS 116.31083). Annual/membership-meeting notice and procedures are set by NRS 116.3108.

Fines & enforcement

The executive board may impose a fine for a violation of the governing documents only after written notice of the violation and an opportunity for a hearing; the schedule of fees/fines must be provided not less than 30 days before the fine is imposed (NRS 116.31031).
Fine cap: for a violation that does not pose an imminent threat, a fine must not exceed $100 per violation, or a total of $1,000, whichever is less (NRS 116.31031). (verify — the $1,000 aggregate is per hearing/per unit as applied.)
Health/safety exception: if the violation poses an imminent threat of a substantial adverse effect on the health, safety, or welfare of owners/residents, the fine amount is set by the board per the governing documents and is not subject to the $100/$1,000 caps (NRS 116.31031).
Continuing violations: if the violation is not cured within 14 days (or a longer board-set period), the board may impose an additional fine, not exceeding the original fine, for each 7-day period the violation continues — and that additional fine is not subject to the caps in subsection 1 (NRS 116.31031).
Past-due fines do not bear interest, though the association may recover costs incurred in a civil action; a construction penalty under NRS 116.310305 is not a fine, and a fine may not be imposed for a violation that is the subject of a construction penalty (NRS 116.31031, 116.310305).

Assessments, liens & foreclosure

An association has a statutory lien on a unit for unpaid assessments and certain charges from the time they become due (NRS 116.3116).
Super-priority lien: a portion of the association's lien is prior to a first security interest, limited to charges plus the assessments for common expenses that would have become due during the 9 months immediately preceding the recording of the notice of default and election to sell (NRS 116.3116). (verify — plus certain nuisance-abatement/maintenance charges.)
Pre-foreclosure procedure (NRS 116.31162): mail a notice of delinquent assessment; then not less than 30 days later, record a notice of default and election to sell; the owner then has a period (the statutory 90-day window) to cure and pay the lien before a sale may be noticed. (verify exact day counts and the intervening notice-of-sale steps.)
Before collecting a past-due obligation, the association generally must have mailed the owner a schedule of fees not earlier than 60 days after the obligation became past due (NRS 116.31162). (verify.)
After a nonjudicial foreclosure sale, title vests in the purchaser subject to a right of redemption; if the first-lienholder satisfies the association's super-priority amount not later than 5 days before the sale, the sale does not extinguish that security interest (NRS 116.31164, 116.31166). (verify redemption period length.)

Records access

On written request of a unit's owner, the board must make the association's books, records, and papers available for review at the association's business office (within 60 miles of the community) during regular working hours (NRS 116.31175).
Timeline: the board must provide copies of requested records within 21 days of a written request; failure can subject the board to a $25-per-day penalty until provided (NRS 116.31175). (verify penalty mechanics.)
Cost: records must be provided in electronic format at no charge where possible; otherwise copy fees may not exceed 25 cents/page for the first 10 pages and 10 cents/page thereafter, and an owner may not be charged more than $25/hour to review records (NRS 116.31175).
Certain records are exempt from disclosure (e.g., personnel records other than compensation, records of individual owners' unpaid balances other than the requester's, privileged legal matters) (NRS 116.31175).

Reserves & budgets

The board must conduct a study of reserves at least once every 5 years to repair, replace, and restore the major components of the common elements, review it at least annually, and adjust the funding plan annually as needed (NRS 116.31152).
The reserve study generally must be conducted by a person holding a reserve-study permit under NRS Chapter 116A; a limited small-community exception applies (20 or fewer units in a county under 55,000 population) (NRS 116.31152).
A summary of the reserve study must be submitted to the Real Estate Division (NRS 116.31152). (verify submission cadence.)
The association must establish adequate reserves funded on a reasonable basis; the board must adopt an annual budget and provide owners a summary of the proposed budget with an opportunity to ratify it (NRS 116.31151, 116.3115). (verify — Nevada does not mandate a specific "% funded" label; reserves must be "adequate.")

Architectural control

If the governing documents give the association authority over improvements, the board (or an architectural committee) reviews owner applications under the standards in the CC&Rs; decisions must follow the community's adopted procedure. (verify — Chapter 116 does not itself fix a universal approval timeline; see the community's declaration.)
Construction penalties (NRS 116.310305): the board may impose a penalty for an owner's failure to adhere to schedules for design, construction, occupancy, or use of a unit or improvement; a construction penalty is not a fine and is governed separately from NRS 116.31031.
Architectural rules must be reasonable and applied evenhandedly; unenforceable or discriminatory design rules may be challenged (general NRS 116 rule-making limits, NRS 116.31065). (verify citation.)

Protected activities (what an HOA generally cannot prohibit)

Solar energy systems: the board may not prohibit or unreasonably restrict an owner's installation of a solar energy system on the owner's property; an "unreasonable restriction" is one that significantly increases cost or decreases efficiency (NRS 116.2111; general solar-rights statute NRS 278.0208). (verify exact cost/efficiency thresholds — commonly cited as ~15% cost / ~10% efficiency.)
Wind energy systems: may not be unreasonably restricted for units of 2 acres or more, subject to written consent of property owners within 300 feet (NRS 116.2111).
Flag display: the board may not prohibit an owner from displaying the flag of the United States or of the State of Nevada in exclusive-use areas, subject to reasonable conditions (NRS 116.320).
Political signs: an owner/occupant may exhibit political signs in exclusive-use areas; signs must not be larger than 24 inches by 36 inches (NRS 116.325).
Drought-tolerant landscaping / xeriscape: the board may not prohibit an owner from installing drought-tolerant plants or ground cover to replace grass or turf, subject to reasonable design conditions (NRS 116.330).
Religious/cultural items on doors (SB 201, eff. Oct. 1, 2025): owners may affix religious or cultural items to a door/door frame (not larger than 36 by 12 inches or the size of the door, and not obscene/illegal) (amends NRS Chapter 116). (verify code placement.)
Electric vehicle (EV) charging: (verify — Chapter 116 does not appear to contain a dedicated EV-charging protection like California's; confirm whether any 2023–2025 amendment or NAC provision applies before relying on this.)

Fair housing & assistance animals

The federal Fair Housing Act and Nevada's fair-housing law (NRS Chapter 118) prohibit housing discrimination, including on the basis of disability, and apply to associations.
Associations must make reasonable accommodations for persons with disabilities, including allowing assistance/service/support animals notwithstanding a "no pets" or breed/size rule (NRS 118.105; federal FHA).
Documentation: a provider may require reasonable proof that the animal assists, supports, or provides service to a person with a disability — satisfied by a statement from a health-care provider that the animal ameliorates the effects of the disability (NRS 118.105).
Housing-discrimination complaints may be filed with the Nevada Equal Rights Commission (NERC) (generally within 300 days) or HUD. (verify deadline.)

Required disclosures

Resale package (NRS 116.4109): on resale, the unit's owner must furnish the buyer a package including the declaration, bylaws, rules, an information statement, the current operating budget/financial statement, the reserve information, and a statement of assessments and unpaid obligations for the unit.
Preparation fee cap: the association's fee to furnish the resale package is statutorily capped (commonly cited as $185 for the certificate) and the package must be furnished within a 10-day period after request; the resale package/certificate is valid for 90 days (NRS 116.4109). (verify current fee amount and day counts.)
The board must also make ongoing disclosures — annual budget summary, reserve summary, and the schedule of fines/fees — to owners (NRS 116.3115, 116.31152, 116.31031).

Dispute resolution

Mandatory ADR before suit (NRS 38.310): a civil action based on the interpretation, application, or enforcement of the CC&Rs, bylaws, or rules of a common-interest community may not be commenced unless it has first been submitted to mediation (or, by agreement, the referee/dispute-resolution program) under NRS 38.300–38.360, and the association's internal procedures have been exhausted.
ADR claims are administered through the Real Estate Division / Ombudsman's ADR program; mediation is the default method where the parties do not agree to the referee program.
The Nevada Supreme Court has treated the NRS 38.310 requirement as a claim-processing rule that can be waived or forfeited if not raised. (verify — recent case law, 2025.)
Certain disputes (e.g., those solely about title, or actions not arising from the governing documents) fall outside the NRS 38.310 requirement (NRS 38.300 definitions). (verify scope.)

Recent changes (2023–2026)

SB 201 (eff. Oct. 1, 2025): protects display of religious or cultural items on doors/door frames within size and content limits (amends NRS Chapter 116). (verify code section.)
2025 legislative session (83rd Legislature): multiple HOA bills were introduced (e.g., AB 129 three-bid requirements amending NRS 116.31086; proposals on late fees / credit reporting under NRS 116.310313; commercial-vehicle parking under NRS 116.350; management-company termination notice under NRS 116A.620) — several did not pass or were vetoed; confirm final enacted status before relying on any. (verify — many 2025 bills failed.)
Because much proposed reform did not become law, the core Chapter 116 framework (fines, liens/foreclosure, reserves, records, ADR) is largely as described above; re-check the current NRS text for any 2025 chaptered amendments and any 2027-session changes.

Sources

NRS Chapter 116 full text (Nevada Legislature) — https://www.leg.state.nv.us/nrs/nrs-116.html ; NAC Chapter 116 — https://www.leg.state.nv.us/nac/nac-116.html
NRS 116.31083 (board meetings/notice/agenda) — https://law.justia.com/codes/nevada/chapter-116/statute-116-31083/ ; https://nevada.public.law/statutes/nrs_116.31083
NRS 116.31031 (fines, caps, continuing violations) — https://nevada.public.law/statutes/nrs_116.31031 ; https://law.justia.com/codes/nevada/chapter-116/statute-116-31031/
NRS 116.310305 (construction penalties) — https://nevada.public.law/statutes/nrs_116.310305
NRS 116.3116 (assessment lien / 9-month super-priority) — https://law.justia.com/codes/nevada/chapter-116/statute-116-3116/ ; https://codes.findlaw.com/nv/title-10-property-rights-and-transactions/nv-rev-st-116-3116/
NRS 116.31162 / 116.31166 (foreclosure procedure, redemption) — https://nevada.public.law/statutes/nrs_116.31162 ; https://law.justia.com/codes/nevada/chapter-116/statute-116-31166/ ; RED "Past due obligations & foreclosure" fast reference — https://red.nv.gov/uploadedfiles/rednvgov/Content/CIC/Program_Training/Fast_Reference/Pastdueobligationsandforeclosure.pdf
NRS 116.31175 (records access, 21-day/cost limits) — https://law.justia.com/codes/nevada/chapter-116/statute-116-31175/ ; RED record-keeping brochure — https://red.nv.gov/uploadedFiles/rednvgov/Content/CIC/Brochures/HOA_Record_Keeping.pdf
NRS 116.31152 (reserve study every 5 years) — https://nevada.public.law/statutes/nrs_116.31152 ; https://law.justia.com/codes/nevada/2010/title10/chapter116/nrs116-31152.html
Protected activities — NRS 116.2111 (solar/wind alterations) https://law.justia.com/codes/nevada/chapter-116/statute-116-2111/ ; NRS 278.0208 (solar rights) https://law.justia.com/codes/nevada/2011/chapter-278/statute-278.0208 ; NRS 116.320 (flags) https://nevada.public.law/statutes/nrs_116.320 ; NRS 116.325 (political signs) https://nevada.public.law/statutes/nrs_116.325 ; NRS 116.330 (drought-tolerant landscaping) — https://www.leg.state.nv.us/nrs/nrs-116.html ; CAI Nevada solar restrictions — https://www.caionline.org/advocacy/advocacy-priorities-overview/solar-rights-and-easements/solar-restrictions-nevada/
Assistance animals / fair housing — NRS 118.105 https://nevada.public.law/statutes/nrs_118.105 ; Animal Legal & Historical Center (NV) https://www.animallaw.info/statute/nv-assistance-animals-assistance-animalguide-dog-laws
NRS 116.4109 (resale package) — https://law.justia.com/codes/nevada/chapter-116/statute-116-4109/ ; RED "What to include in a resale package" — https://red.nv.gov/uploadedFiles/rednvgov/Content/CIC/Program_Training/Flowcharts/what-to-include-in-a-resale-package.pdf
NRS 38.310 / ADR program — https://www.leg.state.nv.us/nrs/nrs-038.html ; RED ADR program — https://red.nv.gov/Content/CIC/ADR/About/ ; NV Supreme Court waiver ruling (2025) — https://nevadalaw.info/2025/07/10/nevadas-supreme-court-holds-a-party-may-waive-its-statutory-adr-rights/
NRS 116.625 (Ombudsman) / CICCH — https://law.justia.com/codes/nevada/chapter-116/statute-116-625/ ; RED Ombudsman office — https://red.nv.gov/content/cic/main/ ; CIC educational manual — https://red.nv.gov/uploadedfiles/rednvgov/Content/CIC/Manual/CIC_Manual.pdf
2025 legislative summaries — https://www.mikekosor.com/colegislative-update ; https://isaacsonlawlv.com/nevada-hoa-law-changes-in-2025-what-hoa-boards-need-to-know/ ; https://www.reviewjournal.com/business/business-columns/barbara-holland/a-look-at-hoa-bills-in-the-2025-legislative-session-3391023/

Want the plain-language board's walkthrough? Read our in-depth Nevada HOA laws guide.

Turn Nevada's rules into workflows

Noticed agendas, recorded votes, documented violation hearings, and a dues ledger built in — plus an AI assistant grounded in Nevada HOA law.

Book a demo

Frequently asked questions

What laws govern HOAs in Nevada?

Nevada Common-Interest Ownership Act, NRS Chapter 116 (Uniform Act) governs residential common-interest communities — condominiums, planned communities, and cooperatives — created within the State (NRS 116.1201). - The Nevada Administrative Code, NAC Chapter 116, supplies implementing regulations adopted by the Commission for Common-Interest Communities and Condominium Hotels (CICCH).

Can a Nevada HOA fine a homeowner, and what process is required?

The executive board may impose a fine for a violation of the governing documents only after written notice of the violation and an opportunity for a hearing; the schedule of fees/fines must be provided not less than 30 days before the fine is imposed (NRS 116.31031). - Fine cap: for a violation that does not pose an imminent threat, a fine must not exceed $100 per violation, or a total of $1,000, whichever is less (NRS 116.31031).

What are the board meeting and notice rules for Nevada HOAs?

Executive board meetings must be held at least once every quarter and not less than once every 100 days; at least twice a year a meeting must be held at a time other than during standard business hours (NRS 116.31083). - Notice of a board meeting: not less than 10 days before the meeting, given to units' owners per NRS 116.31068 (or by newsletter/similar publication circulated to each owner); the notice must state the time and place and include the agenda or where the agenda…

What HOA records can Nevada homeowners inspect?

On written request of a unit's owner, the board must make the association's books, records, and papers available for review at the association's business office (within 60 miles of the community) during regular working hours (NRS 116.31175). - Timeline: the board must provide copies of requested records within 21 days of a written request; failure can subject the board to a $25-per-day penalty until provided (NRS 116.31175).

When can a Nevada HOA place a lien or foreclose over unpaid assessments?

An association has a statutory lien on a unit for unpaid assessments and certain charges from the time they become due (NRS 116.3116). - Super-priority lien: a portion of the association's lien is prior to a first security interest, limited to charges plus the assessments for common expenses that would have become due during the 9 months immediately preceding the recording of the notice of default and election to sell (NRS 116.3116).

Does HOA software make a Nevada board automatically compliant?

No. Compliance is the board's legal responsibility, guided by your association's attorney. Software like Grihak lowers effort and error by turning requirements into default workflows — noticed agendas, recorded votes, auto-generated minutes, documented violation hearings, permissioned document access, and a timestamped dues ledger — but it supports compliance rather than guaranteeing it.