For an ordinary violation, a Nevada association may fine a unit's owner up to $100 per violation, and up to $1,000 per hearing — not $1,000 across all hearings. The total cap left the statute in 2021.
A widely read free law library still serves NRS 116.31031 with the old cap, under a source note reading "accessed May 26, 2025."
It is not one page. The same library renders the assessment-lien section, the resale-package section, and the foreclosure-notice section of NRS 116 as they stood before the 2021 amendments — with no currency line anywhere to warn a reader. The only currency signal is that access date, and the date is not a warranty. We found the same defect, carrying the same May 26, 2025 access date, on the library's Colorado pages on August 16, 2026. One re-ingest, frozen, across at least two states.
The law is not hard to find. It is hard to find correctly. That is why this article exists.
Fines: Per Hearing, Not In Total
Since the 2021 amendments took effect, NRS 116.31031 caps a fine for an ordinary violation at $100 per violation or $1,000 per hearing against each unit's owner, tenant, or invitee. The stale rendering shows the pre-2021 rule — "$1,000, whichever is less" — a total cap the legislature deleted.
The 2021 amendment (Stats. 2021, at 711) did more than move the cap. It ordered the Commission for Common-Interest Communities and Condominium Hotels to adopt regulations establishing the criteria for the imminent-threat violations that escape the caps, and it capped additional fines for a continuing violation at the amount of the original fine. Neither appears on the stale page.
Read the page as rendered and a board treats $1,000 as the end of its authority, when current law permits that much at every hearing — or a manager advises that the law forbids what it permits.
Resale Packages: Stale Twice Over
NRS 116.4109 governs the resale package a seller must furnish — the document this platform generates. The stale rendering misses two rounds of amendment.
The 2021 round (Stats. 2021, at 1406) set the certificate fee cap at $185, capped the expedite fee at $100, and added an annual consumer-price-index (CPI) adjustment of up to 3 percent — the Real Estate Division's administered maximum stands at $213.84 per its resale-package flowchart (Rev. 1/2026). The stale page still reads "the Commission shall adopt regulations establishing the maximum amount of the fee," still lists a $150 demand-letter fee where the statute says $165, and still carries a $20 electronic-format fee the legislature repealed.
The 2025 round is Assembly Bill 396 (Ch. 365, Statutes of Nevada 2025). Since July 1, 2026, the resale package must include proof of the insurance policies the association is required to carry under NRS 116.3113. The stale page knows nothing of a requirement already in force for every covered resale in the state.
The Lien Section, Off By Its Details
NRS 116.3116 — the super-priority assessment lien — renders in its pre-2021 form: a $150 demand fee where the statute says $165, and a cross-reference to paragraphs (j) through (n) where current law reads (j) through (o). Small details, load-bearing section.
The foreclosure-notice section, NRS 116.31162, happens to match current law — it was last amended in 2019, so a 2021-era snapshot is accidentally right. Even there, the rendering wraps the statutory foreclosure warning — WARNING! IF YOU FAIL TO PAY THE AMOUNT SPECIFIED IN THIS NOTICE, YOU COULD LOSE YOUR HOME, EVEN IF THE AMOUNT IS IN DISPUTE! — in "[Text not available]" markers. A verbatim check fails on the section the library got right.
What Actually Changed, 2023–2025
The staleness is not explained by legislative silence. Nine session laws amended NRS 116 across the 2023 and 2025 sessions: construction-hours preemption for declarant-controlled communities in large counties (AB 189, 2023), electronic ballots and electronic disbursements with board-authorized internal controls (AB 309, 2023), records-review charges and a tenfold increase in the false-affidavit fine (SB 417, 2023), cybersecurity-insurance requirements for payment portals (SB 378, 2023), solar-installation response deadlines (SB 440, 2025), a right to display religious and cultural items (SB 201, 2025), the extension of that construction-hours rule statewide (AB 478, 2025), the resale-package insurance requirement (AB 396, 2025), and a wildfire-insurance coordination rule (AB 376, 2025).
The foreclosure core — the lien, the notices, the sale — was not touched in either session; its last amendments run 2015 through 2021. And one bill that would have reshaped collections, Senate Bill 121 (2025), passed both houses and was vetoed on June 5, 2025. It is law nowhere: a library that showed it as law would be wrong in the other direction.
How This Kind of Error Survives
The Colorado pages at least made a claim — "current through Fall 2025" — and the claim could be tested. It failed. The Nevada pages make no claim at all. There is no currency banner; there is an access date in a source note, and a different access date in the print footer of the same page. A reader supplies the warranty themselves: the page looks maintained, the date looks recent, the text looks like law.
Reachability is not currency. The pages resolve, return 200, and render cleanly — and serve the law of 2021.
The legislature's own chapter file at leg.state.nv.us carries all of it: the per-hearing fine cap, the $185 resale fee with its CPI mechanism, the $165 demand fee, and both effective versions of the resale-package section, each labeled with its dates. The stale library's own source notes cite that file. The library cites the document that contains every amendment its renderings lack.
What a Nevada Board or Manager Should Do
Quote fine limits from NRS 116.31031 as published by the legislature, not from a mirror — the difference between a total cap and a per-hearing cap is the difference between a toothless enforcement policy and the one the statute permits. Price resale packages from the Division's administered figures, not from a page that predates the fee schedule. And when any document cites NRS 116, check the citation against leg.state.nv.us before relying on it — the official file is one click further and two sessions more current.
Every NRS 116 citation on this platform is backed by a snapshot captured from the legislature's own publication, verified on capture, and re-verified nightly. When the law changes, the change is detected, and the affected pages carry their revision history in public.
Primary Sources
- Nevada Revised Statutes, Chapter 116, official codification: leg.state.nv.us/NRS/NRS-116.html.
- Enrolled Assembly Bill 396 (2025): leg.state.nv.us.
- Enrolled Senate Bill 121 (2025), vetoed June 5, 2025: leg.state.nv.us.
- The third-party renderings described above were captured, with response headers, on August 18, 2026; archived copies are retained.
Scott Vuilleumier · Founder of CommunityPay, Inc.
Data science, investment banking, and financial systems engineering and ledger design.