Nevada HOA Rules for Board Members (2026)

Key Nevada deadlines at a glance

Which Nevada law applies

• Chapter 116 applies to all common-interest communities created in Nevada: HOAs (planned communities), condominiums and cooperatives (not time shares or limited-purpose associations). A planned community of no more than 12 units with no developmental rights is mostly exempt unless its declaration adopts the chapter, but a residential planned community of more than 6 units is still covered by NRS 116.3101 to 116.350, the sections used here.

  NRS 116.1201, 116.1203

• The board may impose a fine only if the governing documents provide for fines. If the documents provide, the board may also suspend voting or use of common elements for a reasonable time, but not access to the unit (including parking areas). If the association adopts a fine policy, the schedule of fines must be hand-delivered or mailed to each unit's mailing address or another address the owner designated in writing.

  NRS 116.31031(1), (3)

Violation notices and the chance to fix in Nevada

• A notice to cure (no fine) may be sent to the owner and, if different, the person responsible for curing: it explains the provisions, specifies in detail the violation and the proposed cure, includes a clear and detailed photo where possible, and gives a reasonable opportunity to cure. Nevada sets no number of days for the cure; your documents control.

  NRS 116.31031(1)(c)

Hearings in Nevada

• Before a fine, within a reasonable time after discovering the violation, the board must give written notice specifying in detail the violation, the proposed action to cure it, the amount of the fine, and the date, time and location of the hearing, with a clear and detailed photo where possible, and a reasonable opportunity to cure or to contest it at the hearing. The owner is not deemed to have received the notice unless it is mailed to the address of the unit and, if different, to the owner's specified mailing address.

  NRS 116.31031(4)(b)

• The hearing must be scheduled to give the owner a reasonable opportunity to prepare and to be present (Nevada sets no number of days). The board must hold the hearing before imposing the fine, unless the fine is paid first, the person signs a written waiver, or the person fails to appear after proper notice.

  NRS 116.31031(5)-(6)

• Violation hearings are held in executive session unless the person asks in writing for an open hearing, which is then held at a board meeting. The person may attend every part of the hearing about the violation, including evidence and witness testimony, has the right to counsel, to present witnesses and to present information on a panel member's conflict of interest, and may not attend deliberations. The person is entitled to written notice of the decision within a reasonable time.

  NRS 116.31085(4)

• If the governing documents provide, a committee of at least 3 members may conduct hearings and impose fines. A board member who has not paid all assessments due may not take part in the hearing or vote on the fine; such participation or vote is void.

  NRS 116.31031(8)-(9)

Fines in Nevada

• No fine may be imposed unless, at least 30 days before the alleged violation, the owner (and the person to be fined, if different) was given written notice of the governing-document provisions that form the basis of the violation.

  NRS 116.31031(4)(a)

• Continuing violation: if a fine is imposed and the violation is not cured within 14 days (or a longer period the board sets), the board may impose an added fine no larger than the original for each 7-day period or portion of one, without a new cure opportunity, notice or hearing, and not subject to the caps. The 14 days do not begin until written notice of the board's decision is provided.

  NRS 116.31031(7); 116.31085(4)(d)

• Unless the violation is an imminent threat to health, safety or welfare, an owner or tenant may be fined for an invitee's violation only if they took part in or authorized it, had prior notice of it, or had an opportunity to stop it and failed to.

  NRS 116.31031(2)

• Fines must be commensurate with the severity of the violation and set by the board under the governing documents. For a violation that is not an imminent threat to health, safety or welfare: no more than $100 per violation or $1,000 per hearing. No fine for a vehicle violation by someone delivering goods or performing services. The regulation defining 'imminent threat' was not in effect on October 18, 2026, so stay within the caps unless a Nevada attorney advises otherwise.

  NRS 116.31031(1)(b)

• Past-due fines may not bear interest but may include costs of a civil action to enforce payment; on request, the association gives a statement of the remaining balance within 60 days after receiving a fine payment. Fines go in a separate account from assessments. The association may not foreclose its lien by sale based on a fine unless the violation is an imminent threat to health, safety or welfare or the penalty is for failing to follow a construction schedule.

  NRS 116.31031(11)-(12); 116.310315; 116.31162(6)

Records in Nevada

• Minutes of violation decisions must be kept; if a meeting was limited to an executive session on violations, the board acknowledges it at the next regular meeting. The board keeps a general record of each violation sanctioned (nature and sanction, no names or addresses), searchable by owners.

  NRS 116.31085(6); 116.31175(5)

Other rules boards should know

• Rules must be reasonably related to their purpose, sufficiently explicit, consistent with the governing documents, must not arbitrarily restrict conduct, and must be uniformly enforced under the same or similar circumstances; a rule not uniformly enforced may not be enforced against any owner.

  NRS 116.31065

• A civil action about interpreting or enforcing the CC&Rs, bylaws or rules generally may not be filed until the matter has gone to mediation (or, if both sides agree, the state's referral program).

  NRS 38.310(1)

Step by step: a Nevada violation case

The order Kindly Board walks a Nevada board through, from the first look to the last letter.

1. Check before you start Every case
   Your documents must provide for fines, the owner must have had written notice of the rule 30 days before the violation, and the rule must be enforced uniformly.
2. Courtesy reminder Optional
   Optional friendly reminder. It isn't the written notice unless your documents say so.
3. Written notice and time to fix Before any fine (NRS 116.31031(4))
   A detailed written notice: the violation, the proposed cure, the fine amount, and the hearing's date, time and location, with a photo. Mail it to the unit and the owner's mailing address.
4. Opportunity to be heard Before any fine (NRS 116.31031(4))
   Hold the hearing before any fine, in executive session unless the owner asks in writing for an open one. The owner may bring a lawyer and witnesses.
5. Decide and record it Before any fine
   Decide at the hearing; send the owner written notice of the decision. Board members behind on assessments may not vote.
6. Notice of fine Only after notice and the chance to be heard
   Up to $100 per violation or $1,000 per hearing (non-imminent-threat violations). Continuing violation: an added fine each 7 days after 14 days from the decision notice.
7. Close the case Every case
   Confirm the fix, keep the minutes and the sanction record.

Nevada HOA rules: FAQ

Official text

• NRS Chapter 116, Common-Interest Ownership (Uniform Act)
• NRS 38.310, Mediation before civil action