Records & TransparencyNV
Getting Your Nevada HOA's Records
By The HOARebel Team · June 2, 2026 · 2 min read
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.
The statutory right: NRS 116.31175
Under NRS 116.31175, on "the written request of a unit's owner," the association must "make available the books, records and other papers of the association" for inspection and copying, and it must do so "within 21 days after receiving a written request." That covers the association's financial statements, budgets, reserve studies, and contracts, among other records.
Costs are capped — and delay is penalized
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 "exceed $10 per hour." And if the board misses the deadline, 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 a board may withhold
The association may withhold narrow categories — 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 often:
- Put the request in writing, cite NRS 116.31175, and identify the records specifically
- Calendar the 21-day window and note the $25-per-day penalty for non-compliance
- Keep a copy of the request and any response
- Contact the Office of the Ombudsman, or consult a licensed Nevada attorney, if a proper request is refused