Nebraska HOA Law Changes 2021–2025: What Every Board Needs to Know

<h2>Overview of Nebraska HOA Law Changes 2021–2025</h2>

<p>Nebraska community associations are governed by the Nebraska Condominium Act (Neb. Rev. Stat. § 76-801 et seq.) and the Nebraska Common Interest Community Act. Between 2021 and 2024, Nebraska enacted important updates — electronic meeting and voting authority, solar energy device protections, assessment collections reform, HOA transparency and record access requirements, and EV charging rights. Here is a session-by-session breakdown.</p>

<h2>2021 Legislative Session</h2>

<h3>LB 665 — Electronic Meeting and Voting Rights</h3>

<p>LB 665 amended the Nebraska Condominium Act and Nebraska Common Interest Community Act to authorize electronic delivery of required notices and to permit board meetings and unit owner meetings to be conducted by video or telephone conference. Electronic balloting for elections and governing document amendments is authorized with adoption of a written electronic voting policy. Boards must provide electronic meeting access instructions at least 48 hours before any meeting conducted by electronic means. Nebraska associations that began using electronic meetings during COVID-19 but have not adopted a written electronic meeting and voting policy should do so immediately to ensure statutory compliance going forward.</p>

<h2>2022 Legislative Session</h2>

<h3>LB 1084 — Solar Energy Device Rights</h3>

<p>LB 1084 added Neb. Rev. Stat. § 76-3201, prohibiting Nebraska homeowners associations and condominium associations from adopting or enforcing any covenant, condition, or restriction that prohibits the installation of solar energy systems. Associations may impose reasonable aesthetic standards — including panel color, mounting requirements, and cable management specifications — provided those standards do not materially increase installation costs or reduce system efficiency. Any existing CC&amp;R or rule provision that amounts to an outright solar prohibition is now void under Nebraska law. Nebraska boards should audit governing documents and adopt written solar installation guidelines that comply with the efficiency limitation standard.</p>

<h3>LB 933 — Assessment Collections — Cure Notice Requirement</h3>

<p>LB 933 required Nebraska community associations to send a 30-day cure notice by certified mail before recording an assessment lien. The notice must itemize all amounts due — principal assessments, late fees, and interest — and inform the owner of the right to dispute the delinquency within the cure period. Attorney fees and collection costs may not be added to the delinquency until after the cure period expires without payment. Nebraska boards should update their management agreements and collections policies to include the certified mail cure notice as a mandatory step before any lien is recorded.</p>

<h2>2024 Legislative Session</h2>

<h3>LB 1137 — HOA Transparency and Record Access</h3>

<p>LB 1137 established a statutory right for members of Nebraska community associations to inspect and copy the association's financial records, contracts, board meeting minutes, and governing documents. Members must submit a written inspection request, and associations must respond within 10 business days. Associations must provide electronic copies if the member requests them electronically — associations may not require in-person inspection if electronic copies are requested. Failure to produce records within the statutory period is a violation of the Act and may be the basis for a court order and attorney fee award. Boards should establish a written record inspection policy and designate a staff member or manager responsible for fulfilling requests within the 10-business-day timeline.</p>

<h3>LB 891 — EV Charging Rights</h3>

<p>LB 891 prohibited Nebraska homeowners associations and condominium associations from restricting the installation of EV charging equipment in an owner's assigned parking space. Associations may require compliance with applicable electrical codes, prior written board approval within 60 days of a complete application, and owner-maintained liability insurance for the equipment. Associations may not deny a properly submitted installation request without documented structural, electrical capacity, or safety cause. Nebraska boards should adopt written EV charging installation policies before the first installation request is received to ensure a consistent and legally compliant review process.</p>

<h2>Board Action Checklist</h2>

<ul>

<li>Adopt a written electronic meeting and voting policy enabling video conference participation and electronic ballot</li>

<li>Audit CC&amp;Rs for solar installation restrictions — repeal any outright bans under Neb. Rev. Stat. § 76-3201</li>

<li>Update collections policy to require 30-day certified mail cure notice before any assessment lien is recorded</li>

<li>Establish a written record inspection procedure with a 10-business-day response commitment</li>

<li>Adopt a written EV charging installation policy with a 60-day approval timeline</li>

</ul>

<h2>How APM Helps Nebraska HOA Boards Stay Compliant</h2>

<p>APM's remote HOA management service monitors Nebraska HOA and condominium law updates and provides client boards with compliance guidance on electronic meeting policies, solar and EV charging rights, collections procedures, and record access. <a href="/remote-hoa-management/nebraska">Learn about our Nebraska remote management services</a>.</p>

<p><em>Legal disclaimer: This article is for informational purposes only and does not constitute legal advice. Consult a licensed Nebraska attorney for guidance specific to your community.</em></p>