HOA Laws in Nevada

Homeowners associations in Nevada are governed by the Common-Interest Ownership Act, NRS Chapter 116, a detailed uniform-style statute that applies to most planned communities and condominiums. Nevada also provides significant state oversight through the Real Estate Division, an Ombudsman for Owners in Common-Interest Communities, and the Commission for Common-Interest Communities and Condominium Hotels. This guide summarizes the areas boards ask about most. It is general information, not legal advice.

The governing statute

NRS Chapter 116 sets extensive rules for Nevada HOAs, covering meetings, elections, records, reserves, fines, and assessment collection, alongside your recorded documents. Most Nevada HOAs are also incorporated as nonprofit corporations, so NRS Chapter 82 governs corporate matters such as member and board meetings, director duties, quorum, and voting.

Meetings and open-meeting rules

Board meetings must generally be open to members with notice and an agenda, and boards may meet in a closed executive session only for limited matters. Members generally have the right to attend and to speak, subject to reasonable rules.

Elections and voting

Directors are elected by the members using secret written ballots as provided by NRS Chapter 116 and the governing documents, with detailed candidate, notice, and counting procedures.

Records access and owner inspection

Owners have broad rights to inspect and copy association records under the statute, subject to reasonable rules and limited exceptions for protected information.

Assessments, liens, and foreclosure

Associations may levy assessments and record a lien for unpaid amounts. Nevada gives the association lien a limited super-priority over a first mortgage for a portion of the debt, and foreclosure is allowed only under strict statutory notice and procedure. Boards should work with an attorney on collections and foreclosure.

Fines, enforcement, and due process

Before imposing a fine, the association must provide notice, an opportunity for a hearing, and must act consistently with a schedule of fines, all as provided by NRS Chapter 116.

Reserves and budgets

Nevada requires associations to conduct a reserve study and to fund reserves as provided by the statute, making reserve planning a legal obligation, not just a best practice.

Owner protections on common restrictions

Nevada limits certain HOA restrictions, including on solar energy systems, the display of the United States flag, xeriscape and drought-tolerant landscaping, and political signs. Review the specific statute before denying a related request.

Where to get official help

NRS Chapter 116 is available from the Nevada Legislature, and the Real Estate Division and Ombudsman provide guidance and a complaint process. For a specific situation, consult a Nevada attorney experienced in community association law.