Which Nevada Laws Govern Your HOA?

Nevada puts most community associations under one comprehensive statute and adds a strong layer of state oversight. The first step is confirming how that framework applies to your community. For your specific situation, a licensed Nevada attorney is the right resource. This is general information, not legal advice.

Does Nevada have an HOA law?

Yes. The Nevada Common-Interest Ownership Act, NRS Chapter 116, is the main state law, and it governs HOAs, condominiums, and planned communities alike. It covers open board meetings, records, fines, and the assessment lien, with a nine-month super-priority ahead of the first mortgage. High-rise condominium hotels have their own companion chapter, NRS 116B.

In more detail, the Nevada Common-Interest Ownership Act covers:

• Open board meetings — quarterly, with owner comment at the beginning and end (NRS 116.31083)
• Records — review of books and records, with copies of the financial statement, budgets, and reserve study within 21 days and a daily penalty for delay (NRS 116.31175)
• Fines — a hearing, a published schedule, and, for violations that don't threaten health, safety or welfare, a cap of $100 per violation and $1,000 per hearing (NRS 116.31031)
• The assessment lien — with a nine-month super-priority ahead of the first mortgage (NRS 116.3116)

Who enforces HOA law in Nevada?

Partly the state. Under NRS 116.745–116.795, an aggrieved person may file an affidavit with the Real Estate Division; if Ombudsman assistance fails and the Division finds good cause, the Commission or a hearing panel hears a formal complaint and may order a respondent to cease and desist, order corrective action, or fine up to $5,000 per violation. Court remedies remain.

What sets Nevada apart is robust public oversight. Under NRS 116.625, the Office of the Ombudsman for Owners in Common-Interest Communities and Condominium Hotels is created within the Real Estate Division to help owners understand their rights, assist boards, and investigate and help resolve disputes. A Commission for Common-Interest Communities and Condominium Hotels decides formal complaints. A person "aggrieved by an alleged violation" may file a written affidavit with the Real Estate Division (NRS 116.760); if the matter is not resolved with the Ombudsman's assistance and the Division finds good cause, the Administrator files a formal complaint with the Commission (NRS 116.765). The Commission and its hearing panels have jurisdiction over any person who commits a violation, including associations, executive board members, officers, and community managers (NRS 116.750), and after notice and hearing may order a respondent to "cease and desist," order corrective action, or impose an administrative fine of up to $5,000 for each violation (NRS 116.785). These bodies supplement — they do not replace — a homeowner's court remedies.

The Nevada nonprofit corporation framework

Most Nevada associations are incorporated nonprofits. That entity law supplies director duties, member-meeting and voting procedures, and recordkeeping rules that work alongside NRS Chapter 116.

How the layers fit

1. The recorded governing documents — declaration (CC&Rs), bylaws, and rules. NRS Chapter 116 sets the floor; the documents add detail but cannot subtract statutory owner rights.
2. NRS Chapter 116 — the Common-Interest Ownership Act.
3. The Ombudsman and Commission for assistance (Ombudsman) and complaints and discipline (Commission).
4. The Nevada nonprofit corporation law for the incorporated entity.
5. Federal law — the Fair Housing Act, ADA, Servicemembers Civil Relief Act, OTARD, and the Freedom to Display the American Flag Act.

From records to fines to the assessment lien, NRS Chapter 116 is the starting point for most Nevada homeowner questions.

Sources

• NRS Chapter 116 — Common-Interest Ownership (Uniform Act)
• NRS 116.625 — Office of the Ombudsman
• NRS 116.745–116.795 — Investigation of violations; remedial and disciplinary action
• NRS 116.3116 — Liens against units for assessments