Nevada — and the Las Vegas metro in particular — has one of the highest HOA membership rates in the country. NRS Chapter 116 is the state's comprehensive HOA statute, and Nevada is unique in having a state-funded Office of the Ombudsman that handles homeowner complaints, mediates disputes, and can issue binding decisions. This guide covers what Nevada HOA boards and homeowners need to know.
HOA Base keeps your records, meetings, and assessments in line with NRS 116. See it in a 20-minute walkthrough.
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Educational information, not legal advice.
This page summarizes Nevada HOA law as of 2026. It is not legal advice. Statutes change every legislative session, and your CC&Rs may add requirements beyond state law. Consult a licensed Nevada community association attorney before acting on anything here.
Section 1
Nevada Revised Statutes Chapter 116 — the "Common-Interest Communities" chapter — is the comprehensive statute governing HOAs, condominiums, and planned communities across Nevada. Based on the Uniform Common Interest Ownership Act (UCIOA), NRS 116 is one of the most detailed HOA statutes in the western United States.
NRS 116 covers every major area of community association governance:
Nevada is unique in having two layers of state oversight: the Office of the Ombudsman for education and complaint resolution, and the Commission for Common-Interest Communities and Condominium Hotels for regulatory enforcement. Both operate within the Nevada Real Estate Division.
Section 2
Nevada's HOA oversight structure is among the most developed in the country. Two state bodies work together under the Real Estate Division:
Under NRS 116.310312, every Nevada HOA must register with the Real Estate Division and update its registration annually. The registration includes the association's name, address, agent for service, number of units, annual assessment amount, and current reserve fund balance. Failure to register can result in penalties and limits on the association's ability to enforce liens.
Homeowners file a written complaint with the Ombudsman's office describing the alleged NRS 116 violation and including supporting documentation. The Ombudsman reviews the complaint, contacts the association, and attempts to mediate. If mediation fails, the matter can be referred to the Commission for a formal hearing — where civil penalties and corrective orders are on the table.
Section 3
NRS 116.3108 establishes Nevada's open-meeting requirements. Nevada's rules are among the strictest in the country — board meetings must be open to all unit owners, and the notice requirements are detailed.
10 days
Notice for board meetings
Written notice mailed, emailed, or hand-delivered to every unit owner at least 10 days before a regularly scheduled board meeting.
15–60 days
Notice for annual member meetings
Written notice for annual or special member meetings must be sent 15 to 60 days before the meeting.
Open to owners
Right to attend, speak & record
Owners may attend all open board meetings, speak during the designated comment period, and audio-record open sessions.
Executive session
Limited closed-session topics
Legal counsel consultations, pending litigation, personnel matters, and individual owner delinquency or violation discussions may be conducted in executive session.
The notice must include an agenda identifying items to be discussed. Under NRS 116.31083, the board may not take action on any item not on the posted agenda — this is a hard rule, and the Ombudsman receives frequent complaints about boards acting on undisclosed items.
Written minutes of all board and member meetings must be kept and made available to owners. Minutes must be approved at the next board meeting and must include all motions, vote outcomes, and any director dissents. Nevada requires minutes to be retained for at least 10 years.
Emergency board meetings may be called with less than 10 days' notice, but the board must provide notice as soon as practicable, and the emergency must be documented in the minutes.
Section 4
NRS 116.31083–.31087 give Nevada homeowners some of the strongest records-access rights in the country.
The association must make records available for inspection within 10 business days of a written request. Records may be provided electronically if the member consents. Deliberate delay or obstruction of a valid records request is one of the most common triggers for Ombudsman complaints.
The association may charge a reasonable fee for copies — NRS 116 caps this at 25¢ per page for standard copies. No charge for electronic delivery if records are maintained electronically. The association may not charge for staff time to locate records.
When a unit is sold, the buyer's title company requests a resale package — Nevada's version of an estoppel certificate plus governing documents. Under NRS 116.4109, the association must provide the package within 10 business days. The statutory fee cap is $325 for the resale package on non-delinquent accounts, with additional charges for rush requests and delinquent accounts.
Section 5
Nevada is one of the few states that mandates reserve studies. NRS 116.31152 requires every association to conduct a reserve study and maintain adequate reserves.
The annual budget must disclose the reserve fund balance and the percent-funded level. A community below 30% funded signals serious special-assessment risk. Above 70% is generally considered adequate. Nevada's registration requirement also requires the association to report its reserve balance to the state annually.
Members may vote to waive the reserve study requirement or reduce reserve funding for a given year. The vote requires a majority of the total membership (not just those present). Even with a waiver, the board retains fiduciary responsibility — if a major component fails and there are no reserves, individual directors may face personal liability for failing to fund.
Section 6
NRS 116.3115 governs assessment authority. The board sets the regular assessment as part of the annual budget. Increases are subject to limits in the CC&Rs — many Nevada declarations cap annual increases at a percentage (commonly 15–20%) without a member vote.
Special assessments typically require member approval at a properly noticed meeting, at the threshold set in the CC&Rs. The notice must describe the purpose, amount, and payment schedule.
Before recording a lien, the association must send the delinquent owner a written notice of the delinquency that includes:
The owner must be given at least 30 days to pay or enter a payment plan before a lien is recorded.
Late fees and interest must be authorized by the CC&Rs and must be reasonable. NRS 116 does not set a statutory cap on late fees, but the Ombudsman and courts apply a reasonableness test.
Section 7
Nevada's super-lien is one of the most consequential HOA provisions in the country — and one of the most litigated. NRS 116.3116(2) gives the association's assessment lien priority over a first mortgage for a limited amount.
The super-priority portion of the lien includes:
This means the HOA's claim for up to nine months of assessments must be satisfied before the first-mortgage lender is paid in a foreclosure. This gives Nevada HOAs extraordinary collection leverage but also creates complex legal issues when banks challenge the priority.
Nevada allows HOAs to foreclose on assessment liens, including through non-judicial foreclosure (if authorized by the CC&Rs) or judicial foreclosure. For non-judicial foreclosure, the association must follow the notice requirements of NRS 107 (the general deed-of-trust foreclosure statute), including:
The super-lien is legally complex.
The interaction between Nevada's super-lien, federal banking law, and mortgage-holder rights has been the subject of extensive litigation (including cases that reached the U.S. Supreme Court). Any association considering foreclosure on a super-priority lien should consult with a Nevada community association attorney experienced in NRS 116 lien priority.
Section 8
NRS 116.31031 requires a specific notice-and-hearing process before a Nevada HOA can impose a fine. The process is detailed and the Ombudsman closely monitors compliance.
Written notice of the violation
Must describe the violation, cite the CC&R or rule, state the proposed fine amount, and inform the owner of their right to a hearing. Must be sent by mail or hand-delivery.
At least 14 days to request a hearing
The owner has at least 14 days from receipt of the notice to request a hearing before the board or a hearing panel.
Hearing
The owner presents their case. The board or panel considers the evidence and makes a determination. The hearing must be noticed and conducted at a reasonable time.
Written decision
The board delivers its decision in writing, including the reasons and the fine amount. If the owner did not request a hearing, the fine takes effect after the 14-day window expires.
NRS 116 does not set a per-violation fine cap. The amount is controlled by the association's adopted fine schedule and must be reasonable and proportionate. Disproportionate fines are a frequent subject of Ombudsman complaints and Commission hearings.
The association may suspend an owner's right to use common-area amenities as a consequence of a violation or delinquent assessments. The same notice-and-hearing process applies.
Section 9
NRS 116.31034 establishes the election rules for Nevada common-interest communities. The legislature has strengthened these rules significantly in recent sessions.
An annual member meeting is required. Notice must be sent at least 15 days but not more than 60 days before the meeting. The notice must include the agenda, open board positions, and candidacy instructions.
All elections for the board of directors must be conducted by secret ballot. Absentee ballots must be accepted. The association must appoint an independent person to administer the ballot process — this person cannot be a board member, candidate, or relative.
Any member in good standing may run for the board. The association cannot require candidates to attend a minimum number of meetings, serve on a committee, or meet prerequisites beyond what the CC&Rs allow. Candidates must be given equal access to association communication channels.
The quorum for a member meeting is set in the bylaws. If not specified, Nevada defaults to 20% of the voting interests. Many Nevada HOAs — particularly large master-planned communities in Las Vegas — struggle with quorum. The bylaws may allow a reduced quorum for adjourned meetings.
A director may be removed with or without cause by majority vote of the total voting interests. The recall may occur at a member meeting or by written ballot (without a meeting) if the CC&Rs or bylaws allow it.
Section 10
Nevada has enacted several homeowner-rights carve-outs that preempt HOA restrictions.
HOAs cannot prohibit the installation of solar energy systems. Nevada — one of the sunniest states — has strong solar access protections. The association may adopt reasonable aesthetic standards but cannot deny installation or impose conditions that significantly increase cost or reduce efficiency.
The U.S. flag, Nevada state flag, POW/MIA flag, and military service-branch flags may be displayed. The HOA may regulate flagpole height and placement but cannot prohibit display.
HOAs cannot require water-intensive grass or landscaping. Given Nevada's desert climate, xeriscape protections are robust. Associations may regulate the overall appearance but cannot mandate specific water-intensive plants.
Homeowners may display political signs during election season and reasonable "for sale" signs. The HOA may adopt rules on size and placement but cannot ban them outright.
Nevada has enacted protections for EV charging station installation. The HOA may set reasonable installation standards and require liability insurance but cannot prohibit installation in an owner's designated parking space.
Federal law preempts HOA restrictions on satellite dishes under 1 meter installed within the owner's exclusive-use area.
Section 11
Run through this list at every board transition and the start of each fiscal year.
Association registered with the Real Estate Division and registration current
NRS 116.310312: annual registration required, including reserve balance reporting.
Board meeting notices sent at least 10 days in advance with an agenda
15–60 days for annual/special member meetings. No action on items not on the agenda.
Written minutes of every board and member meeting — retained 10 years
Approved at the next meeting. Include motions, vote outcomes, and dissents.
Annual budget adopted and distributed to all members
With reserve fund balance, percent-funded level, and funding plan.
Reserve study completed every 5 years with annual updates
NRS 116.31152: by a qualified preparer. Component inventory, useful life, replacement cost.
Records available within 10 business days of written request
Copies at 25¢/page max. Electronic delivery at no charge if records are kept electronically.
30-day pre-lien notice sent before recording any assessment lien
Itemized balance, right to contest, payment plan offer.
Fine procedure follows the 14-day notice-and-hearing process
NRS 116.31031: written notice, 14 days to request hearing, hearing, written decision.
Elections held by secret ballot with independent administrator
NRS 116.31034: absentee ballots accepted, no gatekeeping criteria for candidates.
Resale packages delivered within 10 business days of request
NRS 116.4109: $325 cap for non-delinquent accounts.
Protected rights not being restricted
Solar panels, flags, xeriscape, political signs, EV charging — verify no active enforcement.
Community manager properly licensed (if applicable)
Nevada requires community association managers to be licensed by the Real Estate Division.
Ombudsman complaint awareness — board understands the process
NRS 116.625: homeowners can file complaints with the Office of the Ombudsman.
Super-lien procedures handled by qualified legal counsel
NRS 116.3116: the super-priority lien is legally complex. Always involve an attorney.
HOA Base for Nevada Associations
The 14 items on the compliance checklist above are the daily work of a Nevada HOA board. HOA Base runs every one of them as part of its core workflow, with audit trails, statutory deadlines, and records retention already built in.
Every meeting notice, fine hearing, records request, and board vote is logged with timestamps. If the Ombudsman investigates, the documentation is already organized.
Track every major component, remaining useful life, and replacement cost. HOA Base flags when the 5-year study is due and surfaces the percent-funded number for budget season.
The 30-day pre-lien notice is generated from the live ledger with itemized balances, payment-plan language, and contest rights built in.
Document violations, send the notice with the 14-day hearing-request window, track the hearing, and record the written decision — all with timestamps the Ombudsman can verify.
Every community gets a branded portal with governing documents, budgets, reserve disclosures, and meeting minutes — with 10-year retention satisfying NRS 116 out of the box.
Schedule a board meeting and the 10-day notice goes out automatically with the agenda. 15-day member meeting notices handled the same way.
Free setup, free migration, public pricing starting at $49/month.
FAQ
NRS Chapter 116, the Common-Interest Communities chapter, governs HOAs, condominiums, and planned communities in Nevada. It is one of the most detailed HOA statutes in the western United States and is updated almost every legislative session.
The Office of the Ombudsman for Owners in Common-Interest Communities is a state office within the Nevada Real Estate Division. It provides education, accepts complaints about NRS 116 violations, mediates disputes, and can refer serious violations to the Commission for formal hearing and civil penalties. Homeowners file a written complaint describing the specific statutory violation.
Yes. Under NRS 116.31152, every Nevada HOA must conduct a full reserve study at least every five years, with annual financial updates in between. The study must be prepared by a qualified professional and must disclose the percent-funded level.
Under NRS 116.3116(2), the association's lien for up to nine months of unpaid base assessments has priority over a first mortgage. This super-priority portion is paid before the bank's claim in a foreclosure. It gives Nevada HOAs extraordinary collection leverage but is legally complex — always involve an attorney.
At least 10 days' written notice for board meetings, sent to every owner. For annual and special member meetings, 15 to 60 days. The notice must include an agenda, and the board cannot take action on items not on the agenda.
Yes. Nevada allows both judicial and non-judicial foreclosure for assessment liens. The association must send a 30-day pre-lien notice, then (for non-judicial foreclosure) record a notice of default with 90 days to cure, then post a notice of sale at least 20 days before the auction.
10 business days. Copies at no more than 25¢ per page. Electronic delivery at no charge if records are kept electronically.
Under NRS 116.4109, the statutory cap is $325 for a resale package on a non-delinquent account. Additional charges may apply for rush requests and delinquent accounts. Must be delivered within 10 business days.
No. NRS 116.345 protects homeowners' right to install solar energy systems. The HOA may adopt reasonable aesthetic standards but cannot deny installation or impose conditions that significantly increase cost or reduce efficiency.
Yes. Under NRS 116.310312, every Nevada HOA must register with the Real Estate Division annually, including reporting the reserve fund balance. Failure to register can result in penalties and limits on lien enforcement.
HOA Base was built for the volunteer board member who didn't ask for this job. Meeting notices, reserve tracking, collection workflows, fine hearings, election management — all of it in one system the next board can inherit.
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