Getting Your Nevada HOA's Records

The Nevada Common-Interest Ownership Act gives owners a records right with a deadline and real teeth — a daily penalty when a board drags its feet. For your specific situation, a licensed Nevada attorney is the right resource. This is general information, not legal advice.

How long does a Nevada HOA have to provide records?

Within 21 days for copies of key financials. Under NRS 116.31175, on an owner's written request the executive board must make the books, records and other papers available for review, and must provide a copy of the financial statement, budgets, and reserve study within 21 days. The statute sets no deadline for reviewing the other books and records.

Under NRS 116.31175, on "the written request of a unit's owner," the executive board must "make available the books, records and other papers of the association for review" — including the financial statement, budgets, reserve study, contracts, and records filed in court actions the association is a party to. For the financial statement, budgets, and reserve study, the board must also provide a copy "within 21 days after receiving a written request therefor." The statute sets no deadline for reviewing the other books and records.

Can a Nevada HOA charge for copies of records?

Yes, but capped. Under NRS 116.31175, copies cost at most 25 cents per page for the first 10 pages and 10 cents per page after that, electronic records come at no charge where the association can provide them, and review charges cannot exceed $25 per hour. Missing the 21-day copy deadline carries a $25-per-day penalty.

Nevada keeps the cost low and gives the deadline teeth. Copy charges are capped at "25 cents per page for the first 10 pages, and 10 cents per page thereafter," and the association must provide records in electronic format "at no charge" where it can. A charge to review records cannot be "in excess of $25 per hour." And if the board misses the 21-day deadline for those copies, the statute imposes a penalty of "$25 for each day the executive board fails to provide the records" — a rare, concrete consequence for stonewalling.

What records can a Nevada HOA withhold?

Only narrow categories. Under NRS 116.31175, the association may withhold employee personnel records (other than hours, salaries, and benefits), other unit owners' records and architectural submissions, and documents still in development that are not yet on a board agenda. These are exceptions, not a basis to refuse a whole request.

What owners commonly request

People reviewing the association's records often look at:

• Annual budgets, reserve studies, and financial statements
• Board meeting minutes, agendas, and notices
• The declaration (CC&Rs), bylaws, rules, and the schedule of fines
• Vendor contracts, bids, and bank records
• The assessment ledger and any lien filings for the unit

Records frequently feed other disputes — questioning a fine or the assessment lien usually starts with the underlying documents.

When records are refused

If a board misses the 21-day deadline, the $25-per-day penalty is one lever, and Nevada's Office of the Ombudsman (NRS 116.625) can assist and, when appropriate, investigate. A licensed Nevada attorney can also advise on enforcing the NRS 116.31175 right directly.

What people generally do

Owners seeking Nevada records commonly take these steps:

• Many owners put the request in writing, cite NRS 116.31175, and identify the records specifically
• The 21-day window for copies of the financial statement, budgets, and reserve study is easy to miss, and the statute attaches a $25-per-day penalty for non-compliance
• Keeping a copy of the request and any response preserves a record
• If a proper request is refused, the Office of the Ombudsman is one avenue, and a licensed Nevada attorney is the right resource

Sources

• NRS 116.31175 — Maintenance and availability of books and records
• NRS 116.625 — Office of the Ombudsman