Nevada HOA laws

Nevada HOA and Condo Laws, in Plain English

Nevada has one statute that govern community associations: Common-Interest Ownership Act. Here is what each covers, who it applies to, and the rules that come with a sale, with a link to the official text of every one.

A summary for boards and owners, not a substitute for the statute or your attorney. Every act links to its official text, and the association that acts on a rule is responsible for reading it.

The actsWhen a home sellsQuestions

HOA laws

Nevada

NV
Common-Interest Ownership Act
Resale documentResale Package
Fee cap$185
Deadline10 days
Buyer may cancel5 days after receiving it

The Acts, and Who Each One Covers

Community type decides which act applies, and a community created before an act took effect may still be under the older one. The declaration says which.

NRS 116 (Common-Interest Ownership Act)

CondominiumsHOAs and planned communitiesCooperatives

Nevada's Common-Interest Ownership Act governs condominiums, planned communities, and cooperatives created in the state, with limited exceptions for very small planned communities and certain limited-purpose associations. It covers the creation and governance of common-interest communities, association and board powers, assessments and liens, meetings and elections, maintenance of financial and other records and owner access to them, and consumer protections for purchasers, including resale disclosure requirements. It also establishes the Commission for Common-Interest Communities and Condominium Hotels and the Office of the Ombudsman, which oversee compliance and help resolve disputes. A planned community of 12 units or fewer with no developmental rights is subject only to NRS 116.1106 and 116.1107 unless its declaration makes the whole chapter apply (116.1203).

  • NRS 116.4109 (Resales of units)

    Requires a selling unit owner to furnish a purchaser a resale package containing the declaration, bylaws, rules, current budget and financial statements, and notice of any unpaid obligations or pending legal actions, and gives the purchaser a short window to cancel the purchase after receiving it. It also lets an owner, an owner's agent, or a lienholder request a statement of demand, or payoff statement, from the association, and it sets a delivery deadline and caps on the fees the association may charge for preparing and furnishing these resale and demand documents.

    Official text

  • NRS 116.41095 (Required form of information statement)

    Prescribes the standard information statement that must accompany a public offering statement or a resale package, explaining in plain language a purchaser's cancellation rights and other basic facts about buying property in a common-interest community.

    Official text

  • NRS 116.3118 (Financial records for resale)

    Requires an association to keep financial records detailed enough to support the disclosures required for a resale package, and gives unit owners the right to inspect, examine, photocopy, and audit the association's records.

    Official text
Read NRS 116 on the state's site

When a Home Sells in Nevada

Nevada law has the association furnish resale package to the buyer, under NRS 116.4109. The figures below come from the rules Havn applies to every order.

What Nevada calls the resale document
Resale Package
Fee cap
$185
Delivery deadline
10 days
Buyer's right to cancel
5 days after receiving it

The full Nevada resale rules, who pays, and how to order are on the Nevada resale package page. Every state's cap and deadline sit side by side in the fee and deadline table.

Nevada HOA Law Questions

Which law governs condominiums in Nevada?

NRS 116 (Common-Interest Ownership Act). Nevada's Common-Interest Ownership Act governs condominiums, planned communities, and cooperatives created in the state, with limited exceptions for very small planned communities and certain limited-purpose associations.

Which law governs HOAs in Nevada?

NRS 116 (Common-Interest Ownership Act). Nevada's Common-Interest Ownership Act governs condominiums, planned communities, and cooperatives created in the state, with limited exceptions for very small planned communities and certain limited-purpose associations.

Does Nevada cap the fee for a resale certificate?

Yes. The cap is $185. The current figure, and the rush and delinquency surcharges where the state allows them, are on the Nevada resale page and in the fee table.

How long does a Nevada association have to deliver resale package?

10 days, counted from the request.

Where can I read the Nevada statutes?

Each act on this page links to its official text on the state legislature's site. Havn summarizes the law and links to the source rather than restating it.

Nearby States

California HOA laws

Resale fee: no fixed dollar cap · 10 days

Arizona HOA laws

Resale fee: $400 · 10 days

Utah HOA laws

Resale fee: no fixed dollar cap · no statutory deadline

Keep Reading

Guides

Templates

  • HOA Annual Meeting Notice TemplateA free HOA annual meeting notice template: date, place, agenda, the election, quorum, and the proxy or ballot enclosed, written to meet the notice window in your bylaws.
  • HOA Violation Notice TemplateA free HOA violation letter template: the rule cited, what was observed and when, the photo, the cure date, what happens next, and how the owner can respond or request a hearing.
  • HOA Dues Increase and Special Assessment Notice TemplateA free HOA letter template for a dues increase or a special assessment: the new amount and when it starts, why, the payment schedule, how to pay, and where to ask questions.
  • HOA Proxy Form TemplateA free HOA proxy form template: the owner, the home, the proxy holder, the meeting, directed instructions on each item, the expiration, and the signature.

Terms to Know

  • Resale certificateThe disclosure package an HOA or condo association furnishes when a home in the community is sold: what is owed, what is coming, and the documents that govern the home.
  • HOA lienThe association's legal claim on a home for unpaid assessments, created by the declaration and, in most states, by statute.
  • Super lienIn roughly twenty states, a slice of the association's assessment lien that takes priority over the first mortgage, usually a set number of months of assessments.
  • QuorumThe minimum number of owners, or share of the votes, that must be present or represented for a meeting to act.
  • Special assessmentA one-time charge beyond the regular assessment, levied to cover a shortfall or a project the budget and the reserves cannot: a roof, a lawsuit, a storm.

In Havn

  • Self-Managed HOAsEverything a volunteer board needs, for a dollar a home a month.
  • AccountingFund accounting, budgets, bank feeds, payables, and owner statements.
  • CommunicationsMeeting notices, violation letters, and dues notices by email, text, and mail, with delivery logged.

Run a Nevada community with the rules built in.

HOA management software with a homeowner portal owners actually use. Resale documents are included; the requester pays for each one.

Get Started FreeSee the Homeowner Portal