A plain-language guide to Nevada’s common-interest ownership law (NRS Chapter 116) — covering meetings, records, budgets, elections, fines, and enforcement for self-managed boards.
If your board runs a common-interest community in Nevada, NRS Chapter 116 — Nevada’s version of the Uniform Common-Interest Ownership Act — is the statute that governs most of what you do. Nevada regulates HOAs more heavily than many states, including oversight by a state ombudsman and a commission, so the details matter here.
A quick disclaimer: this is general information, not legal advice. Read your own governing documents — the declaration, CC&Rs, and bylaws — alongside the current statute and any administrative regulations, and consult a qualified Nevada attorney for anything specific. Laws and regulations change frequently in Nevada, so treat this as a starting point rather than the final word.
What NRS Chapter 116 covers
Chapter 116 sets baseline rules for how Nevada associations operate and gives owners a defined set of rights. It also establishes state-level oversight — including the Ombudsman for Owners in Common-Interest Communities — that owners can turn to when they believe an association has broken the rules.
- Open meetings and owner notice
- Records access and inspection
- Budgets, reserves, and required studies
- Elections, voting, and board governance
- Fines, hearings, and enforcement
- State oversight and dispute resolution options
Meetings and notice
Nevada requires that board meetings generally be open to owners, with limited exceptions where the board may meet in a closed executive session — for example, to consult with counsel, discuss personnel, or address an individual owner’s violation or delinquency. Owners are entitled to advance notice, an agenda, and a chance to comment.
Chapter 116 is specific about how notice is given and what an agenda must contain, and your bylaws may add requirements. Rather than rely on the exact day-counts from memory, confirm the current statutory notice period and follow whichever requirement gives owners more notice.
Records and inspection rights
Owners have broad rights to inspect association books and records, and the association must make them available within a defined timeframe. Reasonable copying charges are allowed, and a narrow set of records may be withheld, but the general presumption favors owner access.
- Financial statements, bank records, and the ledger
- Meeting minutes and records of board actions
- The budget and the reserve study
- Contracts and vendor agreements
- Certain items may be withheld — for example, privileged legal advice or other owners’ personal information
Budgets, reserves, and financial disclosures
Reserves get particular attention in Nevada. Associations are generally required to establish adequate reserves for major repairs and replacements, to have a reserve study prepared and periodically updated, and to disclose reserve funding to owners. Underfunding reserves isn’t just risky — in Nevada it can put the board out of step with the statute.
Associations must also provide financial disclosures to owners and, in resale situations, deliver a resale package to a prospective buyer with the governing documents, budget, reserve information, and other required details within a set timeframe.
Elections and board governance
Chapter 116 sets detailed rules for board elections, including the use of secret written ballots and specific procedures for nominating candidates and counting votes. Directors are held to standards of conduct and can face removal through processes the statute defines. Nevada also imposes education and disclosure expectations on board members.
If a declarant still controls your community, the statute and your declaration govern the transition to owner control. Because Nevada’s election procedures are prescriptive, read them carefully before each election rather than repeating whatever the association did last year.
Fines, enforcement, and due process
Nevada allows associations to fine owners for violations, but only after notice and an opportunity for a hearing, and within limits the statute sets. The rules around construction penalties, health-and-safety violations, and repeated violations differ, so the board’s enforcement policy needs to track the current statute closely.
- Give written notice of the violation and the rule it breaks
- Offer a hearing before the fine becomes final
- Observe the statutory limits on fine amounts and frequency
- Apply enforcement consistently across owners
- Understand the strict rules governing liens and foreclosure before pursuing collection
Notable Nevada requirements
Nevada has a state ombudsman and a commission that oversee common-interest communities, and owners can file complaints or pursue alternative dispute resolution through them. State law also limits an association’s ability to prohibit certain things — for example, xeriscaping and drought-tolerant landscaping, some renewable energy devices, and display of the U.S. flag within reasonable limits. If your CC&Rs contain a blanket ban that conflicts with state law, that provision may be unenforceable, so verify before you send an enforcement letter.
How Stewardly helps Nevada boards
Stewardly is built for self-managed Nevada boards handling everything without a management company. It doesn’t provide legal advice or guarantee compliance with Chapter 116, but it removes much of the administrative burden so volunteers can spend their time on the judgment calls.
- Collect dues online instead of chasing checks
- Let residents ask questions and get answers drawn from your governing documents, with citations to the source
- Turn rough meeting notes into a clean first draft of the minutes
- Manage association finances with automatic flags on unusual transactions
- Log a delivered package straight from a photo
- Give homeowners a portal for documents and announcements
- Keep records searchable and in one place
- Flat price per community, with a 30-day free trial and no credit card required
Run your HOA the smarter way
Stewardly is the all-in-one, AI-native platform for self-managed HOAs. Start a 30-day free trial — no credit card required.