Quick Answer
Nevada regulates HOAs and condominiums through NRS Chapter 116, the Uniform Common-Interest Ownership Act, which applies to most common-interest communities created in the state. NRS Chapter 116A governs community managers and reserve study specialists. The Nevada Real Estate Division, its Ombudsman and the Commission for Common-Interest Communities administer these laws, and an association's own declaration and bylaws fill in the details.
Which laws govern HOAs and condominiums in Nevada
Nevada is one of the more heavily regulated states for community associations. NRS 116.001 provides that the chapter may be cited as the Uniform Common-Interest Ownership Act, and NRS 116.1201 states that, with specific exceptions, it applies to all common-interest communities created within the state. That includes condominiums, planned communities and certain cooperatives. The statute carves out limited-purpose associations, which are still subject to some provisions such as fee payment and registration with the Ombudsman.
A notable feature is NRS 116.1206, which provides that a provision in a declaration, bylaws or other governing document that violates Chapter 116 is deemed to conform with the chapter by operation of law. In practice, an older document that conflicts with the statute does not have to be amended before the statute controls, although boards should still update documents with counsel.
Chapter 116A (NRS 116A.010 and following) sets up the regulatory structure. The Real Estate Division administers the chapter, certifies community managers, and registers reserve study specialists. NRS 116.31155 refers to the Office of the Ombudsman and the Commission, and NRS 116.31158 addresses association registration with the Ombudsman. Owners and boards can use these offices for education and, in many situations, for complaints about governing-document or statutory violations.
Beneath the statutes sit the governing documents: the declaration (covenants, conditions and restrictions), bylaws, and rules. Our guides on HOA governing documents, how an HOA works and what powers an HOA has explain how these layers fit together. For condominium-specific background, see what a condo association is. Nevada also has separate regulations adopted by the Commission and the Real Estate Division (the Nevada Administrative Code), which this guide does not attempt to summarize.
Nevada HOA law at a glance
| Topic | What Nevada law says (verified) |
|---|---|
| Assessments and liens | NRS 116.3115 requires assessments at least annually based on a budget adopted at least annually, and sets interest on assessments 60 or more days past due at the Nevada prime rate plus 2 percent, adjusted each January 1 and July 1. NRS 116.3116 gives the association a lien for assessments and fines; the lien is prior to a first security interest only to the extent set out in that statute, including up to 9 months of budgeted assessments, certain charges and capped enforcement costs. Foreclosure procedure is in NRS 116.31162 to 116.31168. |
| Records access | NRS 116.31175 requires the board, on written request, to make records available for review, including financial statements, budgets, reserve studies and contracts. Copies of financial statements, budgets and reserve studies must be provided within 21 days, in electronic format at no charge where possible, with a $25 per day penalty for late delivery. Certain records, such as personnel files and records about other owners, are excluded. |
| Meetings and elections | NRS 116.3108 requires a unit owners meeting at least once a year, with notice 15 to 60 days in advance, an agenda, and ballots for board elections opened and counted at the annual meeting. Special meetings may be called on petition of 10 percent of the votes or any lower percentage in the bylaws. NRS 116.31083 requires board meetings at least quarterly, with 10 days notice generally. NRS 116.31034 governs board elections, including terms that may not exceed 3 years. |
| Reserves | NRS 116.3115 requires adequate reserves funded on a reasonable basis. Under NRS 116.31152 the board must have a reserve study conducted at least every 5 years, review it at least annually, and submit a summary to the Division within 45 days of adopting the results. Studies generally must be done by a person who holds a permit issued under Chapter 116A, with a narrow exception for very small communities in small counties. |
| Fines and enforcement | NRS 116.31031 allows fines only if the governing documents so provide and only after specific written notice and a hearing opportunity. For violations that do not pose an imminent threat to health, safety or welfare, the statute limits fines to $100 per violation or $1,000 total per hearing per owner or tenant. NRS 116.31065 requires rules to be reasonable, explicit and uniformly enforced. NRS 116.31085 governs executive session hearings. |
| Rental restrictions | See your documents. Rental limits in Nevada are generally a matter of the declaration, subject to the statute's amendment rules; confirm the current rule with counsel. |
| Architectural review | See your documents. NRS 116.31175 excludes another owner's architectural plans from general records review, and NRS 116.31065 requires rules to be uniformly enforced. |
| Board duties | NRS 116.3103 makes board members and officers fiduciaries who must act on an informed basis and in good faith, with the care of nonprofit directors subject to the business-judgment rule, and subject to nonprofit conflict of interest rules. |
This table is a summary, not a complete list of requirements, and each of these sections contains exceptions and procedural details. For reserve planning basics see HOA reserve funds explained; for enforcement practice see the HOA violations and enforcement guide; and for duties of directors see HOA board member responsibilities.
Assessments, liens and collection
Nevada's lien statute is detailed and has been the subject of significant litigation over the years, so boards should have counsel review any collection step. In general, a lien arises for assessments and fines when they become due, and a first mortgage generally keeps priority except for the limited super-priority amounts in NRS 116.3116(3). Before foreclosure, NRS 116.31162 requires a notice of delinquent assessment by certified or registered mail (or electronic transmission if authorized) and, not less than 30 days later, a recorded notice of default and election to sell. Because the notices must itemize amounts, associations typically rely on management software and counsel for accuracy.
Meetings, voting and open governance
Nevada has strong owner-participation rules. Under NRS 116.31085, owners may generally attend and speak at board meetings, subject to reasonable time limits, and the board may meet in executive session only for listed purposes, such as consulting its attorney, discussing a manager or employee, or discussing violations. The statute also bars executive session for opening bids or acting on contracts. Notices must include agendas, and owners have rights regarding minutes under NRS 116.3108.
Recent changes
Chapter 116 is amended frequently, and the 2025 session touched provisions that remain in the current text, including NRS 116.31065 on rules. Because reserve, collection, election and meeting provisions change often, associations should confirm the current version each year. Our running summary is in Nevada HOA law changes 2021-2025. Always check the current statute text or ask counsel before relying on a summary.
Remote HOA management in Nevada
Most day-to-day association work does not require a manager to be on site. With remote management, the board and owners use a cloud dashboard for financial reports, budgets, work orders and governing documents; owners pay dues online; violations are logged and tracked digitally with notices and photos; and the board reaches the management team by phone, email or video for meetings and decisions. Vendors can still be coordinated locally, and site visits can be scheduled when a board wants them. Learn more about remote HOA management in Nevada or review our pricing.
Nevada is unusual in that it has an explicit manager certification regime, which matters for remote management. NRS 116A.400 provides that a person shall not act as a community manager unless the person holds a certificate issued by the Division, with limited exceptions such as licensed attorneys, financial institutions acting within their authority, trustees, receivers, and board members or officers acting solely within their duties. NRS 116A.070 defines a community manager as someone who provides for or engages in management of a common-interest community, and NRS 116A.110 defines management as physical, administrative or financial maintenance and management, or supervision of those activities, for a fee. NRS 116A.410 directs the Commission to set qualifications by regulation, including temporary certificates and education on Chapter 116. The statute text I reviewed refers to a certificate rather than a permit, and I did not see an in-state residency exemption, but rules on manager licensing and registration vary by state, and Nevada associations should confirm current requirements for managers and management companies with the Real Estate Division before hiring any manager, remote or local.
Frequently Asked Questions
Does Nevada have one law for all HOAs?
Largely yes. NRS Chapter 116 applies to common-interest communities created in Nevada, including condominiums and planned communities, subject to exceptions such as limited-purpose associations under NRS 116.1201. Governing documents still matter, but statutory provisions override conflicting document language under NRS 116.1206.
Who regulates Nevada HOAs?
The Nevada Real Estate Division administers Chapter 116A, and the statutes refer to an Ombudsman office and the Commission for Common-Interest Communities. They handle education, registration and complaints; they do not replace a court for private disputes in every case, so consult counsel on your specific situation.
Do community managers need a license in Nevada?
NRS 116A.400 says a person shall not act as a community manager without a certificate from the Division, subject to listed exceptions. Qualifications are set by regulation, so confirm the current requirements with the Division.
Are HOA reserve studies required in Nevada?
Yes. NRS 116.3115 requires adequate reserves, and NRS 116.31152 requires a reserve study at least every 5 years, with annual review by the board and a summary submitted to the Division within 45 days of adopting the results.
How much can a Nevada HOA fine an owner?
Fines require authority in the governing documents and compliance with the notice and hearing steps in NRS 116.31031. For violations without an imminent threat to health, safety or welfare, the statute limits fines to $100 per violation or $1,000 per hearing per owner, tenant or invitee, with other rules for severe violations.
How APM Helps
Association Property Managers (APM) provides HOA and condominium management from offices in East Lansing, Michigan and Dublin, California, and offers remote management to boards nationwide. Our association management services cover financials, assessment collection, vendor coordination, violation tracking and board support. To see what fits your community, request a free proposal; we return proposals within 3 business days. You can also call 810.777.7060.
This article is general information, not legal advice. Laws change and associations differ; consult a licensed attorney in Nevada. Last verified October 25, 2026.
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