A volunteer board guide for Reno: understand where municipal code ends, where your HOA covenants begin, and how to comply with Nevada Common-Interest Ownership Act (NRS Chapter 116).
The quick answer
Reviewed by the KindHOA Editorial Team · Last reviewed May 23, 2026
Nevada NRS 116 is enforcement-heavy
Nevada HOAs follow NRS Chapter 116 with a CIC Ombudsman: a statutory fine schedule, notice and hearings, reserve studies, and mandatory ADR before many disputes reach court.
Summaries below are for board orientation. Verify requirements in the official Reno municipal code (opens in a new tab).
Reno municipal code
Reno restricts short-term rentals under zoning laws. NRS Chapter 116 governs HOA rules; ensure municipal STR licenses comply with covenants.
HOA governing documents
HOAs enforce recorded use restrictions (minimum lease terms, guest limits, parking) when consistent with applicable city licensure and state law. Covenant enforcement requires notice, cure periods, and uniform application.
Zoning & building code
Municipal codes in Reno establish fence heights and sight triangles. HOA guidelines regulate style and colors through architectural controls.
Permit thresholds
Permits for structural additions are issued by Reno building officials. HOA architectural review must be completed separately.
HOA architectural control
HOAs review fences and additions through architectural committees under CC&Rs. Municipal compliance alone does not satisfy HOA design or notice requirements.
State / local protections
NRS 116.31187 prohibits HOAs from banning solar energy systems or drought-tolerant landscaping (xeriscaping) in Nevada. Reasonable location rules apply.
What HOAs may still regulate
HOAs may adopt reasonable design rules that meet statutory tests (location, color, timeline). Associations cannot impose outright bans where state law voids them.
County recording office
Washoe County Recorder
Drought cycles and municipal watering schedules affect landscaping covenants. Automate reminders when restrictions tighten.
Board checklist
Drought cycles and municipal watering schedules affect landscaping covenants. Automate reminders when restrictions tighten.
Board checklist
Summer heat affects roofing, pools, and mechanical systems. Plan preventive maintenance before peak demand.
Board checklist
Municipal trash schedules, curb placement, and code enforcement pathways.
Sanitation services are managed by franchise haulers in Reno. Municipal code compliance handles garbage storage and public right-of-way issues.
Mediation, courts, and state resources when board actions are challenged.
The Nevada Real Estate Division Office of the Ombudsman for Common-Interest Communities handles association disputes. Court issues go to Washoe County courts.
Reno restricts short-term rentals under zoning laws. NRS Chapter 116 governs HOA rules; ensure municipal STR licenses comply with covenants.
Municipal codes in Reno establish fence heights and sight triangles. HOA guidelines regulate style and colors through architectural controls.
Sanitation services are managed by franchise haulers in Reno. Municipal code compliance handles garbage storage and public right-of-way issues.
Permits for structural additions are issued by Reno building officials. HOA architectural review must be completed separately.
NRS 116.31187 prohibits HOAs from banning solar energy systems or drought-tolerant landscaping (xeriscaping) in Nevada. Reasonable location rules apply.
The Nevada Real Estate Division Office of the Ombudsman for Common-Interest Communities handles association disputes. Court issues go to Washoe County courts.
Sources
KindHOA is educational software for self-managed boards, not a law firm, and this guide is not legal advice. State statutes, local ordinances, and your community’s recorded CC&Rs control and change over time — confirm liens, amendments, and enforcement with association counsel and the official sources above.
Late fee estimator
Enter your typical monthly assessment to see how local caps may apply. KindHOA can automate notices and fee schedules once your board defines the rules.
Estimated legal ceiling
$15.00
Many associations cannot assess late fees until accounts are at least 30 days past due and proper notice has been sent. You entered 15 days past due.
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Statewide checklist plus every Nevada city guide we publish.
CIC Ombudsman, fine schedules and hearings, reserves, and ADR.
Free Title 33 checklist and metro city guides.
Free CCIOA checklist plus Denver, Westminster, Springs guides.
City quiet hours vs. covenant enforcement for metro boards.
Free checklist plus Greer, Greenwood, Myrtle Beach guides.
City vs. county rules and searchable rules directory.
CC&Rs, bylaws, and searchable rules directory for owners.
Title 33 statutes, late fees, and architectural review.
§720.303 and §718.111 portal checklists and city guides.
§720.303 owner portal guide for 100+ parcel HOAs.
§718.111 portal guide for 25+ unit condominiums.
Organize CC&Rs, bylaws, and policies for owners.
State caps and notice requirements before you assess fees.
City guides with municipal code vs. HOA covenant matrix.
Enforce covenants with formal notice letters.
Estimate monthly fee per home from your annual budget.
Line-by-line budget builder for per-unit assessment math.
Free online dues collection for volunteer boards.
Proxies, quorum, and online formal ballots.
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