Know Your LawNV
Which Nevada Laws Govern Your HOA?
By The HOARebel Team · June 2, 2026 · 2 min read
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.
The main statute: NRS Chapter 116
The Nevada Common-Interest Ownership Act, NRS Chapter 116, governs HOAs, condominiums, and planned communities alike. It covers:
- Open board meetings — quarterly, with owner comment at the beginning and end (NRS 116.31083)
- Records — books and records within 21 days, with a daily penalty for delay (NRS 116.31175)
- Fines — a hearing, a published schedule, and a $100/$1,000 cap (NRS 116.31031)
- The assessment lien — with a nine-month super-priority ahead of the first mortgage (NRS 116.3116)
(High-rise condominium hotels have their own companion chapter, NRS 116B.)
The state Ombudsman and Commission
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 can hear complaints and discipline associations. 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
- 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.
- NRS Chapter 116 — the Common-Interest Ownership Act.
- The Ombudsman and Commission for assistance, complaints, and discipline.
- The Nevada nonprofit corporation law for the incorporated entity.
- 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.