State Law Guide - Updated January 2026
Nevada HOA Laws and Homeowner Rights
Under Nevada Uniform Common-Interest Ownership Act (Nevada Revised Statutes Chapter 116), Nevada homeowners have specific rights when facing HOA fines and violations. Written notice with opportunity to be heard before fine (NRS 116.31031).
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Your Rights Under Nevada Uniform Common-Interest Ownership Act
Nevada law provides important protections for homeowners facing HOA enforcement actions. Understanding these rights can help you identify procedural defects that may void improper fines.
Fining Procedures
HOA must follow specific procedures before imposing fines
Meeting Requirements
Homeowners have right to attend and speak at all board meetings
Hearing Rights
Right to hearing before board takes adverse action
Records Access
Homeowners have right to inspect association records
Lien Priority
Rules on assessment liens and foreclosure procedures
Ombudsman Authority
Ombudsman can investigate complaints and mediate disputes
Common HOA Violations in Nevada
HOAs can only enforce rules that are properly documented in the governing documents (CC&Rs). Here are common violation types that Nevada homeowners face.
Nevada-Specific Issues
- -desert landscaping
- -water conservation
- -solar panel installation
- -short-term rentals (Airbnb)
- -pool safety
- -RV/boat storage
Common Nationwide Issues
- -architectural modifications
- -landscaping
- -parking
- -noise complaints
- -pet violations
- -rental restrictions
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Nevada HOA Oversight
Nevada Real Estate Division (NRED) - Ombudsman for Owners
Nevada has state-level HOA oversight. You can file complaints and seek assistance for disputes.
Visit Nevada Real Estate Division (NRED) - Ombudsman for OwnersFrequently Asked Questions
How do I dispute an HOA fine in Nevada?
Under NRS 116.31031, you have the right to a hearing before the HOA can impose a fine. You can request a hearing in writing, attend to present your case, and receive a written decision. You can also contact the Ombudsman for Owners at the Nevada Real Estate Division for free assistance and mediation.
What is the Ombudsman for Owners in Nevada?
Nevada has a dedicated Ombudsman for Owners within the Nevada Real Estate Division (NRED). The Ombudsman investigates complaints against HOAs, provides free mediation services, and can refer matters to the Commission for Common-Interest Communities for enforcement. This is one of the strongest state HOA oversight systems.
Is there a fine cap in Nevada?
Nevada does not have a statutory cap on HOA fines. However, fines must be authorized by your governing documents and must be reasonable. The Ombudsman can help if you believe fines are excessive or imposed improperly. Courts can also reduce fines they find unreasonable.
Can my HOA foreclose on my home for unpaid fines in Nevada?
Nevada HOAs can place liens for unpaid fines if authorized by governing documents, but foreclosure procedures are regulated. Under NRS 116.3116, there are specific procedures and notice requirements before foreclosure. The Ombudsman can assist if you face foreclosure threats.
What records can I request from my Nevada HOA?
Under NRS 116.31083, you have the right to inspect most association records including financial statements, meeting minutes, contracts, and governing documents. The HOA must provide records within 10 business days. If they refuse, you can file a complaint with the Ombudsman.
Where do I file a complaint against my HOA in Nevada?
File a complaint with the Ombudsman for Owners at the Nevada Real Estate Division. They investigate complaints at no cost and can mediate disputes. For more serious matters, complaints can be referred to the Commission for Common-Interest Communities, which has enforcement authority.
Official Nevada Resources
- Nevada Ombudsman for Owners(Government)
- Nevada Real Estate Division CIC(Government)
- NRS 116 Full Text(Statute)
- Nevada Small Claims Court(Courts)
- Commission for Common-Interest Communities(Government)
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Based on Nevada Revised Statutes Chapter 116