Nevada HOA Overview
Uses a state Ombudsman's office for document disputes. Reserve Study must be updated every 5 years by a specialist. Requires a "Unit-Owner Survey" process before certain rule changes. NRS 116.3116 governs superpriority liens — HOA lien can take priority over a first mortgage.
State-Specific Document Requirements
Reserve Summary / Funding Plan
NRS §§ 116.3115, 116.31152
Must be updated every 5 years by a reserve specialist. Annual "Reserve Summary" must be distributed to all homeowners. Must disclose: current reserve balance, percent funded, and 5-year funding plan.
Meeting Notice / Unit-Owner Survey
NRS § 116.31085
Before the board may adopt, amend, or repeal a rule, it must give unit-owners 60 days advance notice and conduct a "Unit-Owner Survey" to gauge support. Rules adopted without survey may be challenged with the Ombudsman.
Notice of Hearing
NRS § 116.31031
Before a fine can be levied, the unit-owner must receive written notice of the hearing at least 30 days in advance.
Resale Package
NRS § 116.4109
Must be provided within 10 business days of request. Fee capped by statute. Must include: declaration, bylaws, rules, financial statements, reserve summary, and disclosure of any pending assessments or litigation.
Superpriority Lien Notice
NRS § 116.3116
Nevada's superpriority lien gives the HOA's lien priority over a first mortgage for up to 9 months of assessments. HOA must follow specific notice procedures before foreclosing.
Nevada-Specific Documents
Ombudsman Complaint Record
NRS § 116.785
Any unit-owner may file a complaint with the Nevada Ombudsman for Common-Interest Communities. The HOA must cooperate with any Ombudsman investigation and maintain records of complaints and resolutions.
NRS 116 Resale Package Disclosure
MandatoryNRS § 116.4109
Required resale disclosure package provided to a buyer within 10 days of request, including current assessments, reserve study, rules, meeting minutes, and financial statements.
⚠ Required at every unit resale
Super-Priority Lien Notice (NRS 116)
MandatoryNRS § 116.3116
Mandatory notice asserting the HOA's super-priority lien for nine months of assessments, which takes priority over a first deed of trust in foreclosure proceedings.
⚠ Before initiating lien foreclosure
Unit-Owner Survey
MandatoryNRS § 116.31085
Before adopting, amending, or repealing any rule, the HOA must conduct a 60-day comment period and "Unit-Owner Survey." Rules adopted without this process can be challenged with the Nevada Ombudsman.
NRS 116 Election Procedures Notice
MandatoryNRS § 116.31034; NAC 116.340
Strictly regulated election notice required by NRS 116, specifying candidate qualifications, ballot preparation procedures, and inspector of elections requirements.
⚠ Annual board election
Generate Nevada HOA Documents
All Nevada statutory requirements are pre-loaded. Just fill the form.
Browse NV Templates →