Nevada HOA & Condo Laws
Nevada governs all common-interest communities — HOAs, condominiums, and planned communities — through a single statute: NRS Chapter 116, the Common-Interest Communities Act (UCIOA-based). Distinct features include a super-priority assessment lien for up to 9 months of unpaid dues (NRS 116.3116), a non-judicial foreclosure path for assessment liens (NRS 116.31162–116.31168), and a 5-year reserve study cycle with reserve specialist requirements (NRS 116.31152). Resale packages are governed by NRS 116.4109, which caps the preparation fee and sets a 10-day delivery deadline and a 5-day buyer cancellation right. The Office of the Ombudsman for Owners in Common-Interest Communities, within the Nevada Real Estate Division, handles homeowner complaints and dispute mediation.
AB 376 (Chapter 423, Statutes of Nevada 2025) added an exception to NRS 116.3113(2), which requires the association's property insurance, in a building whose units are divided by horizontal boundaries or by common walls, to include the units to the extent reasonably available. New NRS 116.3113(3): "The provisions of subsection 2 do not apply to property insurance maintained by an association under paragraph (a) of subsection 1 which covers the peril of wildfire and which coordinates with or subrogates individual policies of property insurance maintained by units' owners that cover the peril of wildfire." It adds: "The provisions of this subsection do not relieve an association from compliance with any other provision of this chapter." Former subsections 3 and 4 are now 4 and 5. Effective July 1, 2025. The change in full →
AB 396 (2025), Section 9, amended NRS 116.4109 to add proof of the association's required insurance policies (per NRS 116.3113) to the mandatory contents of a resale package. This added a new disclosure item to the Nevada resale-certificate compliance profile (nv_116_4109), raising it from 9 to 10 required items. Effective July 1, 2026. The change in full →
How HOAs and condominium associations charge, collect, and enforce regular and special assessments. Covers dues billing, delinquency notices, late fees, lien filing, judicial and non-judicial foreclosure, statute of limitations, and …
Election of Board Members; Staggered Terms →
Governs Nevada HOA executive board elections. Requires elected boards (not declarant-appointed) of at least 3 members after declarant control ends. Sets eligibility (not delinquent on …
Assessments for Common Expenses →
Requires Nevada HOAs to make assessments for common expenses based on a budget adopted at least annually. Mandates funding of adequate reserves for the major …
Annual Budget Distribution and Ratification →
Requires the Nevada HOA executive board to prepare and distribute an operating budget and a reserve budget (or summaries) to unit owners 30 to 60 …
Lien for Assessments (Super-Priority) →
Assessment super-priority lien (9 months of assessments take priority over first deed of trust). Major Nevada-specific provision.
Foreclosure of liens: Notice of delinquent assessment; notice of default and election to sell →
Opening step of Nevada's non-judicial HOA foreclosure procedure. Sets out (a) the notice of delinquent assessment that must be mailed or delivered to the unit …
Foreclosure of Liens (Title and Redemption) →
Governs the title transfer and redemption rights when a Nevada HOA forecloses its assessment lien. Title vests in the foreclosure-sale purchaser subject to a 60-day …
Required information in resale package →
Substantive disclosure items required in a Nevada resale package under NRS Chapter 116 (UCIOA). Companion to NRS 116.4109, which sets the procedural rules. Items include …
Saticoy Bay LLC Series 350 Durango 104 v. Wells Fargo Home Mortgage →
The Nevada Supreme Court rejected the 9th Circuit's Bourne Valley federal due-process analysis and held that NRS 116.3116's statutory notice scheme is constitutional under Nevada …
Bourne Valley Court Trust v. Wells Fargo Bank, N.A. →
Held NRS 116.3116's pre-2015 opt-in notice scheme facially unconstitutional under the federal Due Process Clause for failing to require affirmative notice to junior lienholders before …
SFR Investments Pool 1, LLC v. U.S. Bank, N.A. →
NRS 116.3116 creates a true super-priority lien for up to 9 months of unpaid assessments that takes priority over a first deed of trust. A …
Statutory requirements for reserve studies, reserve funding, component inventory, funding plans, and board fiduciary duty regarding major repair and replacement obligations.
Audit and Review of Financial Statements →
Sets tiered audit and review requirements for Nevada HOA financial statements based on annual budget size. Communities with annual budgets of $150,000 or more must …
Required information in resale package →
Substantive disclosure items required in a Nevada resale package under NRS Chapter 116 (UCIOA). Companion to NRS 116.4109, which sets the procedural rules. Items include …
Reserve study: Contents →
Required contents of a Nevada reserve study, including component inventories, useful-life and remaining-life estimates, replacement cost projections, and the funding plan. Implementing regulation for the …
Reserve study: Commencement of period for conducting reserve study →
Defines when the 5-year reserve study cycle begins for a Nevada common-interest community. Anchors the timing of the underlying NRS 116.31152 obligation.
Reserve study: Required disclosures →
Required disclosures within or accompanying a Nevada reserve study, including the preparer's qualifications, methodology, and any limitations or assumptions. Resale package disclosures under NRS 116.41095 …
Reserve study: Dissemination of summary of results →
How and when the summary of a Nevada reserve study must be disseminated to unit owners. Complements NRS 116.31152(4)'s requirement that the executive board submit …
Board and owner meeting requirements — open meeting mandates, advance notice periods, agenda requirements, minimum owner comment periods, executive session limits, remote participation, and materials access rules.
Assessments for Common Expenses →
Requires Nevada HOAs to make assessments for common expenses based on a budget adopted at least annually. Mandates funding of adequate reserves for the major …
Director elections, board member removal votes, governing document amendments, secret ballot requirements, quorum rules, proxy voting, electronic voting, and inspector of election requirements.
Election of Board Members; Staggered Terms →
Governs Nevada HOA executive board elections. Requires elected boards (not declarant-appointed) of at least 3 members after declarant control ends. Sets eligibility (not delinquent on …
Meetings of Unit Owners →
Requires Nevada HOAs to hold a meeting of unit owners at least once per year. Sets minimum-30-days advance notice with agenda. Special meetings may be …
Quorum →
Default quorum for unit owner meetings of a common-interest community: 20 percent of votes in the association unless the governing documents provide otherwise. Persons present …
Foreclosure of liens: Notice of delinquent assessment; notice of default and election to sell →
Opening step of Nevada's non-judicial HOA foreclosure procedure. Sets out (a) the notice of delinquent assessment that must be mailed or delivered to the unit …
Foreclosure of liens: Mailing of notice of default and election to sell to interested persons →
Notice requirements for sending the notice of default and election to sell to specified interested persons (including holders of recorded security interests in the unit). …
Foreclosure of liens: Requests by interested persons for notice of default and election to sell or notice of sale →
Procedure by which an interested person (typically a junior lienholder) records a request for notice of default and election to sell or notice of sale. …
Unit owner rights to inspect association records — financial statements, meeting minutes, governing documents, contracts, and correspondence. Response timelines, allowable copying fees, and executive session materials exceptions.
Maintenance and Availability of Books, Records and Other Papers of Association →
Requires Nevada HOAs to make books, records, financial statements, budgets, reserve studies, and contracts available for owner review. Copies must be provided within 21 days; …
Association authority to enforce governing documents through fines, suspension of privileges, and legal action. Covers fine limits, hearing requirements, notice-and-opportunity procedures, and limitations on enforcement authority.
Annual Budget Distribution and Ratification →
Requires the Nevada HOA executive board to prepare and distribute an operating budget and a reserve budget (or summaries) to unit owners 30 to 60 …
Maintenance and Availability of Books, Records and Other Papers of Association →
Requires Nevada HOAs to make books, records, financial statements, budgets, reserve studies, and contracts available for owner review. Copies must be provided within 21 days; …
Reserve study: Commencement of period for conducting reserve study →
Defines when the 5-year reserve study cycle begins for a Nevada common-interest community. Anchors the timing of the underlying NRS 116.31152 obligation.
Resale certificate and transfer disclosure requirements at the time of unit sale. Covers disclosure timing, content, fee caps, delivery deadlines, buyer rescission rights, and association liability for inaccurate information.
Resale Package →
Resale package (certificate) requirements for Nevada CIC unit sales. Establishes the substantive contents the seller must furnish (NRS 116.4109(1)(a)–(g); paragraph (g), proof of the insurance …
Board member fiduciary obligations — duty of care, duty of loyalty, business judgment rule, conflict of interest disclosure, and personal liability exposure. Statutory duties imposed on directors and officers of …
Board Powers and Duties →
Board of directors powers, fiduciary duties, and governance obligations for Nevada CICs.
The foundational documents governing common interest communities — declarations (CC&Rs), bylaws, articles of incorporation, rules and regulations, architectural guidelines, and resolutions. Document hierarchy, amendment procedures, and recording requirements.
Short Title (Uniform Common-Interest Ownership Act) →
Short title provision: "This chapter may be cited as the Uniform Common-Interest Ownership Act." Single sentence; substantive applicability is at NRS 116.1201 and following.
Fines for Violations of Governing Documents →
Executive board power to impose fines for governing-document violations. Non-health-and-safety fines are capped at $100 per violation or $1,000 per hearing against each unit owner …
Election of Board Members; Staggered Terms →
Governs Nevada HOA executive board elections. Requires elected boards (not declarant-appointed) of at least 3 members after declarant control ends. Sets eligibility (not delinquent on …
Meetings of Unit Owners →
Requires Nevada HOAs to hold a meeting of unit owners at least once per year. Sets minimum-30-days advance notice with agenda. Special meetings may be …
Right of Unit Owners to Speak at Meetings →
Establishes the right of Nevada unit owners to attend and speak at meetings of unit owners and meetings of the executive board. Sets limits on …
Annual Budget Distribution and Ratification →
Requires the Nevada HOA executive board to prepare and distribute an operating budget and a reserve budget (or summaries) to unit owners 30 to 60 …
Maintenance and Availability of Books, Records and Other Papers of Association →
Requires Nevada HOAs to make books, records, financial statements, budgets, reserve studies, and contracts available for owner review. Copies must be provided within 21 days; …
Assessment lien filing, priority, extinguishment, and foreclosure procedures. Minimum thresholds for foreclosure, pre-foreclosure notice requirements, mediation mandates, super-priority provisions, and the interaction between HOA liens and mortgage liens.
Lien for Assessments (Super-Priority) →
Assessment super-priority lien (9 months of assessments take priority over first deed of trust). Major Nevada-specific provision.
Foreclosure of liens: Notice of delinquent assessment; notice of default and election to sell →
Opening step of Nevada's non-judicial HOA foreclosure procedure. Sets out (a) the notice of delinquent assessment that must be mailed or delivered to the unit …
Foreclosure of liens: Mailing of notice of default and election to sell to interested persons →
Notice requirements for sending the notice of default and election to sell to specified interested persons (including holders of recorded security interests in the unit). …
Foreclosure of liens: Procedure for conducting sale →
Mechanics of the trustee's sale: procedure for conducting the sale, satisfaction of the lien before sale, persons prohibited from purchasing the unit, execution and delivery …
Foreclosure of Liens (Title and Redemption) →
Governs the title transfer and redemption rights when a Nevada HOA forecloses its assessment lien. Title vests in the foreclosure-sale purchaser subject to a 60-day …
Foreclosure of liens: Requests by interested persons for notice of default and election to sell or notice of sale →
Procedure by which an interested person (typically a junior lienholder) records a request for notice of default and election to sell or notice of sale. …
Saticoy Bay LLC Series 350 Durango 104 v. Wells Fargo Home Mortgage →
The Nevada Supreme Court rejected the 9th Circuit's Bourne Valley federal due-process analysis and held that NRS 116.3116's statutory notice scheme is constitutional under Nevada …
Bourne Valley Court Trust v. Wells Fargo Bank, N.A. →
Held NRS 116.3116's pre-2015 opt-in notice scheme facially unconstitutional under the federal Due Process Clause for failing to require affirmative notice to junior lienholders before …
SFR Investments Pool 1, LLC v. U.S. Bank, N.A. →
NRS 116.3116 creates a true super-priority lien for up to 9 months of unpaid assessments that takes priority over a first deed of trust. A …
Mandatory and optional alternative dispute resolution procedures — internal dispute resolution, mediation, arbitration, and limitations on litigation. Covers meet-and-confer requirements, mediation timelines, and enforcement of ADR outcomes.
Construction Penalties for Failure to Adhere to Schedules →
Authorizes a Nevada HOA to impose construction penalties on a unit owner who fails to adhere to required schedules for design, construction, occupancy, or permits. …
Subsidization of proceedings for mediation →
Rules governing the subsidization of Nevada CIC mediation proceedings administered through the Ombudsman office.
State requirements for community association registration, annual reporting, and regulatory filing. Which state agency oversees HOAs, what information must be filed, filing fees, and consequences of non-registration.
Construction Penalties for Failure to Adhere to Schedules →
Authorizes a Nevada HOA to impose construction penalties on a unit owner who fails to adhere to required schedules for design, construction, occupancy, or permits. …
Insurance: General requirements →
Study of Reserves →
Requires Nevada HOAs to conduct a study of reserves for major components of the common elements at least once every 5 years, with annual updates. …
Ombudsman for Owners in Common-Interest Communities and Condominium Hotels: Creation of office; appointment; qualifications; powers and duties →
Creates the Office of the Ombudsman for Owners in Common-Interest Communities and Condominium Hotels within the Nevada Real Estate Division. Establishes the appointment, qualifications, powers, …
AB 376 — Association Wildfire Insurance Coverage →
AB 396 — Revises provisions relating to housing (omnibus) →
AB 478 — Construction-Hours Ordinance Preemption Statewide →
SB 201 — Display of Religious and Cultural Items →
SB 440 — Solar Installation Requests →
AB 189 — Construction Hours in Declarant-Controlled Communities →
AB 309 — Electronic Ballots and Electronic Disbursements →
SB 417 — Records-Review Charges and False Affidavits →
Preparation, contents and availability of audited financial statements; qualifications of auditor →
Assembly Bill 189 amended NRS 116.347 to require that, in a county whose population is 700,000 or more, construction work in a common-interest community under …
Modifies Nevada common-interest community regulations governing electronic portals and notice delivery to unit owners. Changes the requirements for associations with 150 or more units regarding …
Assembly Bill 309 amended NRS 116.31034, 116.31036, 116.31068, 116.311, 116.31105, and 116.31153 to modernize association elections and treasury operations. It authorized electronic ballots for the …
Senate Bill 417 amended NRS 116.31175 and NRS 116.760. At NRS 116.31175 it raised the maximum charge an association may impose for reviewing its books, …
Assembly Bill 478 amended NRS 116.347 to remove the 700,000-population county threshold that AB 189 (Ch. 91, Statutes of Nevada 2023) had written into the …
Assembly Bill 376 amended NRS 116.3113 to provide that an association's required insurance need not extend wildfire coverage to units where the master policy coordinates …
Senate Bill 201 added NRS 116.323, establishing a unit owner's right to display religious or cultural items on the entry door or doorframe of the …
Senate Bill 440 added NRS 116.333 and 116.334 governing owner requests to install solar systems. An association that has adopted solar rules must respond to …
Assembly Bill 396 (2025) is an omnibus housing act. Among other provisions, Section 9 amended NRS 116.4109 to require that a resale package furnished to …
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- Nevada Resale Certificates: What the Resale Package Statute Requires
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