Nevada · State law

Nevada HOA laws and resources.

Nevada is one of the best-covered states in the country for a homeowner: a comprehensive common-interest ownership act, a licensing regime for the people who manage associations, a separate act for condominium hotels, a state Ombudsman you can call before you call a lawyer — and a rule that sends you to mediation before a court will hear you. HOPB hosts the full text of all of it.

Contents
  1. Nevada state laws
  2. Nevada homeowners’ law guide
  3. Related & miscellaneous Nevada laws
  4. Federal laws
  5. Government agencies
  6. HOA information and documents
  7. Legal resources
State laws

Almost everything that governs a Nevada association is in one chapter: the Uniform Common-Interest Ownership Act, Nev. Rev. Stat. ch. 116. Around it sit the licensing rules for community managers, the Condominium Hotel Act for buildings that share a hotel, the mediation you must go through before suing, the Nevada Fair Housing Law, chapter 82 if your association is incorporated as a nonprofit, chapter 649 on debt collection, and the solar provisions that void a covenant standing in your way. HOPB hosts the full text of every one.

Nevada HOA law guideEvery Nevada statute that reaches a community association, ordered by how much it is likely to matter to an owner — beginning with the chapter that decides almost everything.

Twelve things are worth knowing about how Nevada HOA law works:

  • Nevada actually has an HOA act, and almost everything is in it. Chapter 116 — the Uniform Common-Interest Ownership Act, which is the name § 116.001 gives it, without “Nevada” in front — applies to all common-interest communities created in this State unless § 116.1201 or § 116.1203 takes yours out.
  • A small planned community is half in and half out. Under § 116.1203 a planned community of no more than 12 units with no developmental rights is subject only to §§ 116.1106 and 116.1107 — but a residential planned community with more than 6 units still gets §§ 116.3101 to 116.350 — all of it except §§ 116.3104, 116.31043, 116.31046 and 116.31138 — plus § 116.12065. So a 10-unit community is outside the act for creation and termination and inside it for governance, fines, records and the lien, and a small community’s declaration can opt the whole chapter back in.
  • The nine-month super-priority is a slice, not the whole balance. § 116.3116(3) puts the association ahead of even a first mortgage for the assessments that would have come due in the 9 months before the notice of default was recorded, plus capped costs — though nine months is a ceiling, shortened where Freddie Mac or Fannie Mae regulations require it and never below 6 months. § 116.3116(5) caps those costs in cash — $165, $325, $90, $400, $400 — and excludes attorney’s fees from the priority piece entirely.
  • Your association can collect from you without a debt-collection licence — up to a point. § 116.3116(6) exempts the association, its board, its employees and its community manager from needing a licence under chapter 649 to collect what you owe. The exemption stops when a notice of default and election to sell is recorded.
  • A fine takes two notices and a hearing. Under § 116.31031 the board may not fine you unless you were given written notice of the rule at least 30 days before the violation, then a second notice specifying the violation, the cure, the amount and the date, time and place of a hearing. Where the violation poses no imminent threat to health, safety or welfare the fine must not exceed $100 per violation or $1,000 per hearing. A board member who owes assessments may not vote on your fine, and anything done at a hearing they took part in is void. A past-due fine bears no interest.
  • Records in 21 days, or $25 for every day late. § 116.31175 gives any unit’s owner copies of the financial statement, the budgets and the reserve study within 21 days of a written request, in electronic format at no charge, with a $25 per day penalty on the board if it misses. Contracts and court filings are open for review but carry no copy deadline, and in-person review may not cost you more than $25 an hour. If the board still refuses, the Ombudsman can review the books for you and ask the Commission to subpoena them.
  • If your association adopted no solar rules, it must say yes. § 116.333 gives you a request procedure for a distributed generation system: 35 days to approve or deny with detailed reasons, 15 days on a resubmission — and if the association has adopted no rules under § 116.334 at all, it must approve within 15 days and may not deny. A missed deadline means the request is deemed approved. Where rules exist, two of them — panels turned away from a street, and conduits painted to match — cannot be forced on you if complying costs more than 3 percent of the installation.
  • The rule on renting changed on 1 July 2026. The old § 116.335 stopped an association requiring approval to rent unless the declaration already did when you bought. The rewritten section lets an association whose declaration authorises it adopt rules restricting rentals, so far as reasonably related to lender or insurer underwriting requirements — keeping a hardship waiver and excluding declarant-owned units from any cap. Both versions are on the chapter 116 page.
  • Robert’s Rules are the default, and your bylaws are the opt-out. § 116.3109(4) says meetings of the association must be conducted under the most recent Robert’s Rules of Order Newly Revised unless the bylaws or a board resolution adopted before the meeting provide otherwise. The same section sets a quorum of 20 percent of the votes unless the governing documents say different.
  • You must mediate before you can sue. Under § 38.310 a claim about the interpretation, application or enforcement of your CC&Rs, bylaws or rules — or about how your assessments were set — must go to mediation and must have exhausted the association’s own internal procedures, and a court shall dismiss one that did neither. The exceptions are narrow but real: injunctive relief against an immediate threat of irreparable harm, and actions about title.
  • Nevada protects ten characteristics in housing. The Nevada Fair Housing Law covers race, religious creed, color, national origin, disability, sexual orientation, gender identity or expression, ancestry, familial status and sex. A complaint goes to the Nevada Equal Rights Commission within 1 year (§ 233.160) — but not at all if another state or federal body with comparable jurisdiction has already decided the same claim.
  • And one thing Nevada does not give you. There is no statutory right to install an electric vehicle charger over your association’s objection — searched across all 835 chapters of the Nevada Revised Statutes. Solar has that protection; EV charging does not. See the related laws page.
Government agencies
HOA information and documents