Nevada's NRS Chapter 116 is modeled on the Uniform Common Interest Ownership Act (UCIOA) but with significant additional Nevada-specific provisions. The state's Real Estate Division maintains an Office of the Ombudsman specifically for HOA disputes — and boards that fail to file required documents with the Ombudsman face real consequences.
The Ombudsman Filing Requirement
Every Nevada HOA must file an annual registration statement with the Real Estate Division's Ombudsman office. The filing must include the HOA's name, address, number of units, current board member names, and contact information for the community manager. Failure to file triggers civil penalties. The Ombudsman also handles homeowner complaints — so boards that maintain good records and compliance are better positioned when disputes arise.
Community Manager Licensing
Nevada requires community managers to be licensed by the Real Estate Division (NRS 116A). Hiring an unlicensed manager or management company is a violation of state law. When hiring a management company, always verify their Nevada license number through the Division's public database.
Enforcement: The 14-Day Notice Requirement
NRS 116.31031 requires that before any fine is imposed, the HOA must provide written notice of the alleged violation and give the unit owner at least 14 days to cure. The notice must also inform the owner of their right to appear before the Executive Board. If the owner requests a hearing, the board must schedule it and cannot fine until after the hearing result is communicated.
Election Procedures: Strict Requirements
Nevada HOA elections must use a secret ballot process. NRS 116.31034 requires: (1) ballots must be mailed at least 15 days before the deadline, (2) completed ballots must be returned in a sealed inner envelope, (3) ballots must be counted by a person who is not a candidate and not affiliated with a candidate, and (4) the HOA must allow candidates to observe the counting. These requirements mirror those of a government election — and violations can be challenged before the Ombudsman.
Assessment Collection: Strict Pre-Lien Requirements
Before recording an assessment lien in Nevada, the HOA must: (1) send a written notice of delinquency to the owner at least 30 days before recording the lien, (2) offer a payment plan option, and (3) specifically warn that the lien may lead to foreclosure. The maximum fine is $100/day with a $10,000 per violation maximum.
Nevada NRS 116 Compliance Calendar
| Action | Timeline | Statute |
|---|---|---|
| File Ombudsman annual registration | Annually by April 30 | NRS 116.31158 |
| Reserve study update | Every 5 years (full study) | NRS 116.31152 |
| Mail election ballots | 15+ days before deadline | NRS 116.31034 |
| Violation notice (cure period) | 14 days minimum | NRS 116.31031 |
| Records request response | 10 business days | NRS 116.31175 |
| Annual budget ratification | Before fiscal year begins | NRS 116.3115 |
Disclaimer: This guide covers Nevada NRS Chapter 116 as of early 2026. Nevada HOA law is enforced by the Real Estate Division and is updated frequently. Consult a licensed Nevada attorney for advice specific to your community.
This article is for general informational and educational purposes only. It does not constitute legal advice. HOA laws vary by state, and your association's specific CC&Rs and bylaws may create additional requirements. Always consult a licensed attorney in your state before taking legal or enforcement action. Full disclaimer →