Nevada HOA Laws — NRS 116 Guide for Boards

Primary text: NRS Chapter 116 · Start here: Nevada compliance hub

Nevada regulates community associations more actively than most states. If you self-manage, you are operating under a detailed statute — not just your CC&Rs.

What governs Nevada HOAs

NRS Chapter 116 (Common-Interest Ownership Act) covers most Nevada HOAs and condominiums:

The CIC Ombudsman assists owners and boards, helps with ADR processing, and investigates many governing-document disputes.

Fines and hearings (NRS 116.31031)

Do not improvise a fine email. The statute sets a minimum process:

1. Mail the fine schedule to every unit if you adopt a fine policy (hand-delivery or prepaid U.S. mail).
2. Advance notice of the rule: except for certain imminent health/safety threats, the owner generally must have received written notice of the applicable governing-document provision not less than 30 days before the alleged violation.
3. Violation notice: detail the alleged violation, proposed cure, fine amount, and hearing date/time/location — plus a clear photograph when the issue is physical/photographable.
4. Reasonable opportunity to cure or contest at the hearing.
5. Hold the hearing before imposing the fine (unless the fine is paid early, the owner waives the hearing in writing, or the owner fails to appear after proper notice).

Dollar caps (non-health/safety): for most violations that are not an imminent substantial health/safety/welfare threat under Commission criteria, the fine generally must not exceed $100 for each violation or $1,000 total per hearing against each unit’s owner (or tenant/invitee as applicable). Health/safety imminent threats follow a different severity-based path under the statute and regulations.

Continuing violations: if a fine is imposed and the violation is not cured within 14 days (or a longer board-set period), the board may impose an additional fine (not exceeding the original fine amount) for each 7-day period the violation continues — with reduced re-notice requirements for those add-ons (see NRS 116.31031(7)).

Past-due fines generally do not bear interest, but collection costs in a civil action may apply. Keep a separate compliance account for fines (NRS 116.310315).

Document every step — Ombudsman reviews often turn on missing photos, missing schedule mailings, or skipped hearings.

Reserve studies (NRS 116.31152)

At least once every 5 years, the board must cause a reserve study for major components the association must maintain, repair, replace, or restore. The board must also review the study annually and adjust funding as needed.

• The study is generally conducted by a person holding a permit under NRS Chapter 116A (small-community / small-county exception exists in the statute).
• A summary of the study must be submitted to the Division within 45 days after the board adopts the results.

Underfunded reserves are a recurring Nevada enforcement theme — treat the 5-year study and annual review as calendar items, not optional homework.

ADR before litigation (NRS Chapter 38)

Many disputes about governing documents must go through mediation or arbitration under NRS 38.300–38.360, with Ombudsman / Real Estate Division assistance — before a civil action on those claims. This requirement lives primarily in Chapter 38, not inside NRS 116. Confirm with Nevada counsel which claims are covered and how to file; do not assume every neighbor dispute is exempt.

The three layers Nevada owners confuse

1. State law — NRS Chapter 116 (+ Chapter 38 ADR), with state oversight.
2. City and county code — Las Vegas, Reno, Henderson, and Clark County handle zoning, short-term-rental licensing, noise, and permits.
3. HOA covenants — your board enforces recorded restrictions on owners.

For collections (assessments vs covenant fines), read How HOA Late Fees Work.

Nevada city guides on KindHOA

For organizing CC&Rs, see the HOA rules directory guide.

FAQ

What law governs Nevada HOAs?

NRS Chapter 116, the Common-Interest Ownership Act, with oversight from the Real Estate Division and the CIC Ombudsman. Many pre-lawsuit disputes also follow NRS Chapter 38 ADR.

Does Nevada require a hearing before fines?

Yes for most fines under NRS 116.31031: notice, opportunity to cure, and a hearing (with statutory exceptions such as written waiver or failure to appear). Non-health/safety fines are generally capped at $100 per violation / $1,000 per hearing.

Is mediation required before suing a Nevada HOA?

Many governing-document disputes must go through mediation or arbitration under NRS 38.300–38.360 before litigation. Confirm coverage and filing steps with counsel.

How do Nevada HOAs collect dues online?

Boards can invoice digitally and automate reminders — see How to Collect HOA Dues Online. Keep late fees on the assessment path separate from covenant fines under NRS 116.31031.

Related reading

• How to Write an HOA Violation Notice
• How HOA Late Fees Work
• Self-Managed HOA Checklist

Start your Nevada HOA workspace free — dues, documents, and compliance in one place.

Educational only, not legal advice. Confirm fine schedules, ADR, reserve filings, and lien steps with Nevada counsel. Statute text controls over this summary.