Nevada · Homeowners’ law guide
Every Nevada HOA law, in one place.
Nevada has one of the most complete common-interest ownership statutes in the country, a licensing chapter for the people who manage associations, a separate act for condominium hotels, a state Ombudsman, and a rule that sends you to mediation before a court will hear you. Eight statutes hosted in full, plus the scattered provisions summarized. This guide is the map.
The tab, page by page
Ordered by how much they are likely to matter to an owner, not by chapter number. If you read one page, read the first.
01
Uniform Common-Interest Ownership ActCh. 116, 235 sections. Start here. This is the law that governs almost every Nevada HOA, condominium and co-op, and almost everything an owner argues about is in it. The assessment lien and the nine-month super-priority that outranks even a first mortgage — with enforcement costs capped in cash and attorney's fees excluded from the priority piece (§ 116.3116). The fine procedure, which requires 30 days' notice of the rule before the violation and a hearing after it (§ 116.31031). Records in 21 days or $25 a day (§ 116.31175). Solar, flags, political signs, drought tolerant landscaping and pets. And § 116.335 on renting, which was replaced on 1 July 2026 — both versions are reproduced so you can see what changed.
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02
Mediation and arbitration of common-interest community claims§§ 38.300 to 38.360, 8 sections. Read this before you sue anyone. A claim about the interpretation, application or enforcement of your CC&Rs, bylaws or rules, or about the procedures used to set your assessments, must be submitted to mediation and must have exhausted the association's own internal procedures, and § 38.310(2) says a court shall dismiss a case filed without both. The exceptions matter as much as the rule: “civil action” does not include injunctive relief against an immediate threat of irreparable harm, or an action about title; and a negligence or contract claim is outside the section altogether. Also here: the $50 filing fee under § 38.320, mediation completed within 60 days and capped at 3 hours and $500 under § 38.330, why arbitration is nonbinding unless you agree otherwise, the limitations clock tolled while you mediate, and the costs you pay if you press on after a binding award and do worse.
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03
Solar energy rights§§ 111.239, 278.0208 and 701.180, 3 sections from three different chapters. Nevada voids a covenant that prohibits or unreasonably restricts a solar energy system — twice, once in the conveyancing chapter and once in planning and zoning — and § 701.180(6) makes the Director of the Governor's Office of Energy decide what counts as unreasonable, within 30 days of being asked. If you live in an HOA, though, start with §§ 116.333 and 116.334 instead: they give you a request procedure with deadlines — and a missed deadline means your request is deemed approved — while if your association has adopted no solar rules at all it must approve within 15 days and may not deny. Both § 111.239 and § 278.0208 also define two restrictions as unreasonable outright: one cutting the system's efficiency by more than 10 percent with no comparable alternative, and a ban on components painted with black solar glazing.
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04
Community managers and other personnelCh. 116A, 44 sections. Nevada licenses the person who runs your association. § 116A.400 makes it unlawful to act as a community manager without a certificate — though not for a board member or officer running their own community, so a self-managed association has no certificate in play. The Division may investigate a certificate holder and the Commission or a hearing panel may discipline one; the owner-side route is the sworn affidavit under § 116.760. § 116A.640 is the section to know in a payment dispute: a manager may not apply your assessment payment to a fine instead, or refuse your payment because something else is outstanding. § 116A.620 governs the management agreement and the records the manager must give the board — and it is printed in two versions whose effect depends on a contingency rather than a date, so both are reproduced and labelled.
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05
Nevada Fair Housing Law§§ 118.010 to 118.120, 19 sections. Nevada protects ten characteristics — race, religious creed, color, national origin, disability, sexual orientation, gender identity or expression, ancestry, familial status and sex. § 118.100 carries the prohibitions, including discrimination in the terms, conditions or privileges of a sale or rental and in the provision of services or facilities, which is the limb an association's rules and fines fall under. Complaints go to the Nevada Equal Rights Commission within 1 year (§ 233.160). Read § 118.120 carefully — it says a court action may be commenced “not less than 1 year after” the violation.
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06
Collection agenciesCh. 649, 86 sections. § 649.370 makes a violation of the federal Fair Debt Collection Practices Act a violation of Nevada law, which turns a federal claim into something the State can enforce against a collector's licence; § 649.375 carries the prohibited practices. The catch is in the other chapter: § 116.3116(6) says your association and its manager need no collection agency licence at all to collect from you — but only before a notice of default is recorded. Which side of that line you are on often decides whether this chapter helps you.
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07
Nonprofit corporationsCh. 82, 106 sections. The corporate code most Nevada associations are incorporated under: articles and bylaws, directors and officers, meetings, dissolution and the Secretary of State filings. Notable for what it does not give you — § 82.186 grants inspection of the books to a director or to someone authorised in writing by 15 percent of the members, on five days' demand, with the cost of extracts on the requester and fees against a member who sues and loses — and § 82.186(6) withdraws the section from members altogether where the corporation gives them a detailed annual financial statement free of charge, which most associations do. What an individual member does get is § 82.181: the members' ledger on five days' demand after six months of membership, with the corporation forfeiting $25 a day if it will not keep it open. For an association under chapter 116, the 21-day, no-charge route in § 116.31175 is far stronger.
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08
Condominium Hotel ActCh. 116B, 187 sections. Nevada has more condominium hotels than anywhere else, and they get their own chapter rather than a corner of chapter 116. It is a parallel act with its own definitions, its own association, its own lien and its own procedures — which is why citing a chapter-116 section number in a 116B building loses the argument. Check the date first, though: § 116B.290(3)(c) excludes a condominium hotel created before 1 January 2008 unless its declaration opts in. If your building has a hotel operator, the allocation of costs and control between the residential association and that operator is the next thing to read.
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09
Related & miscellaneous Nevada lawsThe provisions filed where nobody would look, and the things people wrongly believe. § 111.865 prohibits private transfer fee obligations — with a separate rule for those created before May 20, 2011 and a seller-disclosure duty at § 113.085. § 116.340 sets a three-part test for transient commercial use of a unit in a planned community. And the myth-busters: Robert's Rules are the statutory default and your bylaws are the opt-out (§ 116.3109(4)); Nevada has no EV-charging right against an association; and the nine-month super-priority is a capped slice, not the whole mortgage.
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General information, not legal advice. Statutory text throughout this tab is reproduced from the Nevada Revised Statutes as published by the Nevada Legislature, current through the 2025 session, and may not reflect the most recent amendments. Where the Legislature prints more than one version of a section, the version in force today is given first and the other is reproduced beneath it, labelled.