Nevada HOA Documents
The Nevada library — Declaration/CC&Rs, Bylaws, Articles, Election Rules, and operating policies drafted for NRS Chapter 116 — is in final production. Join the waitlist for launch pricing.
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One email when the Nevada library is live, with launch pricing. Nothing else.
Join the Nevada waitlist →Nevada's framework — one uniform act, real state oversight
Nevada governs nearly all common-interest communities — planned communities, condominiums, and cooperatives alike — under a single statute: NRS Chapter 116, the Common-Interest Ownership (Uniform) Act, supplemented by NRS 116A for licensed community managers. Two things make Nevada unlike California and Florida. First, there's a real regulator: the Nevada Real Estate Division and its Ombudsman oversee associations, and most governing-document disputes must go through the NRS 38 mediation/arbitration program before court. Second, Nevada's assessment lien carries a famous superpriority component (NRS 116.3116) that can prime even a first deed of trust — which is why Nevada collection documents have to be drafted with unusual care.
Nevada rules our templates are built around
| Area | The Nevada rule |
|---|---|
| Budgets | Distinctive ratification process: the board adopts, sends owners a summary within 60 days, and holds a ratification meeting 14–30 days after mailing — the budget stands unless a majority of all owners rejects it. NRS 116.31151. |
| Fines | Written notice and hearing before any fine (NRS 116.31031), statutory caps on fines for non-health-and-safety violations, and no foreclosure based on fines alone. |
| Collections | The superpriority lien of NRS 116.3116; statutory interest on 60+ day delinquencies (prime at Nevada's largest bank + 2%); regulated collection costs (NRS 116.310313). |
| Records | Owners get requested records within 21 days — or the association owes a $25-per-day penalty. NRS 116.31175. |
| Meetings | Open board meetings with owner comment periods; at least one annual owners' meeting; owners may audio-record owner meetings. NRS 116.3108, 116.31083–.31085. |
| Protected rights | Political signs (NRS 116.325), U.S./Nevada flags (116.320), drought-tolerant landscaping (116.330), solar/distributed generation requests (116.333), waste-container storage (116.332) — and, new for 2025, SB 201's protection for religious and cultural displays on an owner's door or doorframe (within size limits), effective July 1, 2025. |
| Rule quality | Rules must be reasonably related to their purpose, clear, consistent with the governing documents, and uniformly enforced — non-uniform enforcement can render a rule unenforceable. NRS 116.31065. |
Summary for general information as of July 2026 — not legal advice. Verify current status and effective dates for your association.
The planned Nevada library
- Declaration of CC&Rs and Bylaws drafted to NRS 116's allocation, budget-ratification, and meeting rules
- Articles of Incorporation for Nevada nonprofit filing
- Election & Voting Rules, Fine & Enforcement Policy with the NRS 116.31031 process, Collection Policy built around the superpriority lien, and a Records-Response procedure tuned to the 21-day/$25 rule
- The Nevada How-To Guide, including the NRED/Ombudsman and NRS 38 mediation landscape