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PowerhouseUCIOA StateNRS §§ 116.001–116.795

Nevada HOA Documents

Nevada Revised Statutes Ch. 116

5
State Overlays
2
Unique Docs
Resale Package
Resale Document
both
HOA Type
⚠ Not Legal Advice. This guide is for informational purposes only. Consult a licensed Nevada attorney for legal advice.

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

Mandatory

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.

Retention: 10 years
Disclosure: Distributed annually to all members.
Generate Reserve Summary / Funding Plan →

Meeting Notice / Unit-Owner Survey

NRS § 116.31085

Mandatory

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.

Retention: 5 years
Disclosure: Mailed to all unit-owners.
Generate Meeting Notice / Unit-Owner Survey →

Notice of Hearing

NRS § 116.31031

Mandatory30 days

Before a fine can be levied, the unit-owner must receive written notice of the hearing at least 30 days in advance.

Retention: 5 years
Disclosure: Sent by first-class mail.
Generate Notice of Hearing →

Resale Package

NRS § 116.4109

Mandatory10 days

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.

Retention: 5 years
Disclosure: Provided to buyer by the HOA within 10 business days of written request.
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Superpriority Lien Notice

NRS § 116.3116

Mandatory

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.

Retention: 10 years
Disclosure: Filed at the county recorder; notice sent to all lienholders.
Generate Superpriority Lien Notice →

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.

Unit-Owner Survey

Mandatory

NRS § 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.

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