Attending HOA Meetings in Nevada

Nevada gives owners strong, specific meeting rights: regular board meetings, real notice, and a guaranteed chance to comment at both ends of every meeting. Knowing what the statute requires helps you press for it. For your specific situation, a licensed Nevada attorney is the right resource. This is general information, not legal advice.

How much notice must a Nevada HOA give for board meetings?

Generally, at least 10 days. Under NRS 116.31083, notice must be given not less than 10 days before the date of a meeting of the executive board. The board must also meet at least once every quarter, and not less than once every 100 days.

Under NRS 116.31083, "[a] meeting of the executive board must be held at least once every quarter, and not less than once every 100 days." That cadence keeps the board meeting in the open on a predictable schedule. Notice must be given "not less than 10 days before the date of a meeting of the executive board," so owners have time to plan to attend.

Can homeowners speak at HOA board meetings in Nevada?

Yes. Under NRS 116.31083, a period devoted to comments by units' owners and discussion of those comments must be scheduled for both the beginning and the end of each meeting. That gives owners one comment period before the board works through its agenda and another after it.

Nevada is unusually generous on owner input. The statute requires that "[a] period required to be devoted to comments by the units' owners and discussion of those comments must be scheduled for both the beginning and the end of each meeting." Two comment periods — one before the board works through its agenda and one after — give owners more than a single, easily-rushed slot to be heard. Owners have the right to "[s]peak to the association or executive board," except when the board is in a properly closed executive session.

When can a Nevada HOA board meet in executive session?

Only for narrow purposes. NRS 116.31085 limits executive sessions to consulting the association's attorney on privileged matters, discussing a community manager or employee, discussing violations of the governing documents, including unpaid assessments, and certain construction-penalty matters. Owners generally can't attend or speak during one, except a person facing a violation hearing.

The board may meet in executive session only for narrow purposes the statute defines — such as consulting counsel, addressing personnel matters, or discussing an owner's alleged violation or delinquency. Outside those categories, the meeting stays open to owners.

What the bylaws and corporation law add

Quorum, proxies, how directors are elected, and detailed voting procedures generally come from the declaration and bylaws and Nevada's nonprofit corporation law, which fill in the mechanics around the statutory open-meeting floor. A licensed Nevada attorney can read them with you.

Transparency through records, too

Nevada's records statute (NRS 116.31175) gives a parallel form of oversight — a right to review the books and records, with copies of key financial records due within 21 days and a daily penalty for delay. Minutes and agendas obtained that way often reveal how a decision was actually made.

What people generally do

Owners who want a real voice in their Nevada association commonly take these steps:

• Owners often confirm board meetings are held at least quarterly and noticed at least 10 days in advance
• Comment periods are available at both the start and end of each meeting
• Many watch that executive sessions stay within the statute's limited categories
• Requesting minutes and agendas can show how decisions were made
• If meetings fall short of NRS 116.31083, the Office of the Ombudsman is one avenue, and a licensed Nevada attorney is the right resource

Sources

• NRS 116.31083 — Meetings of the executive board
• NRS 116.31085 — Right to speak; limits on executive sessions
• NRS 116.31175 — Maintenance and availability of books and records