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Nevada HOA Laws

NRS 116, the common-interest statute, and the state ombudsman owners can actually call.

Nevada Uniform Common-Interest Ownership ActReviewed October 1, 20261 min read

This is general information for homeowners in the United States. It is not legal advice and it does not create an attorney-client relationship. Your CC&Rs and your state's current statute control. Read both, and talk with a lawyer licensed in your state before you rely on any of this.
Nevada Uniform Common-Interest Ownership Act

Nevada Revised Statutes chapter 116

Read NRS chapter 116 on the Nevada Legislature site

Nevada common-interest communities are under NRS chapter 116, the state’s Uniform Common-Interest Ownership Act. The chapter is long. Homeowners usually need four pieces: records, meetings, collection, and the ombudsman.

The ombudsman

Nevada is one of the few states with an office whose job includes helping owners in common-interest communities. The Ombudsman is part of the Real Estate Division. The Division explains the intervention-affidavit process on its site. Use it when the association will not answer a records request or will not follow a meeting rule, and keep your paper trail. An intervention is not an eviction of a foreclosure sale. If a sale date is on a letter, hire a Nevada lawyer at the same time.

The office’s overview is at the Real Estate Division: CIC program overview.

Records and meetings

NRS 116.31175 covers examination and copying of association books and records. It lists exceptions, including personnel matters and certain contract negotiations, and it sets the response time. Quote the section in your request. The records letter gives you the structure. Add the NRS cite in the first paragraph.

Open meetings, notice, and executive-session limits are also in chapter 116. A board that votes by email on a budget should be asked which subsection allowed it. Ask for the agenda and the minutes in the same letter.

Collection

Chapter 116 regulates how associations collect delinquent assessments, including notices before a lien and the foreclosure path. The details are specific enough that a summary will go stale. If you receive a lien letter, read the collection sections of NRS 116 against the letter line by line, or have a Nevada lawyer do it. Do not assume California’s dollar threshold or Florida’s fine rule applies in Clark County or Washoe County.

Common questions

Is there a state office that takes HOA complaints?

Yes. The Ombudsman for Owners in Common-Interest Communities and Condominium Hotels sits in the Nevada Real Estate Division. Owners can ask for intervention. It is not a substitute for a lawyer when a foreclosure date is set, and it is more than most states offer.

Can I see the records?

NRS 116.31175 gives units' owners the right to examine and copy many association records. The section states what can be withheld and how fast the association must respond. Read the current subsection before you count days.

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