Transparency is where Nevada owners have real leverage. NRS 116.31175 requires the association to maintain and make available its books, records, and other papers, and NRS 116.3118 gives owners the right to inspect, examine, photocopy, and audit the financial records needed for resale and oversight. The statute limits what the association can charge you to conduct a review, so a board can't use copy fees as a wall.
On top of access, Nevada protects owners who use these rights: NRS 116.31183 prohibits retaliatory action against an owner and allows a separate action if the board retaliates. So pulling the budget, the reserve study, and the contracts is not just allowed, it's protected. A handful of categories may be withheld, but the default is openness.
Use records to check the money
Records access isn't an end in itself; it's how you verify the budget, reserves, and assessments. Nevada requires financial statements and a reserve study (NRS 116.31142, 116.31152) and an annual distribution of the operating and reserve budgets (NRS 116.31151). Pull those and compare them against what you're being charged. Owners who quote the actual budget and reserve schedule back to the board get very different answers than owners who ask vaguely where the money is going.
The authority
The statutes behind this
Cited by name as authority, for your own reading. Informational only, not legal advice.
NRS 116.31175
Requires the association to maintain and make available its books, records, and papers, with limits on what it can charge an owner to conduct a review.
NRS 116.3118
Gives owners the right to inspect, examine, photocopy, and audit the association's financial records.
NRS 116.31183
Prohibits retaliatory action against an owner who exercises rights and allows the owner a separate action for retaliation.
Step by step
How to make an HOA records request in Nevada
A clean, statute-anchored records request that invokes NRS 116.31175 / 116.3118 and preserves your remedies.
- 01
Put it in writing and date it
Email or mail (certified is ideal) a written request. A dated written request creates the record you'll need if the board stalls.
- 02
List the specific records
Name the documents: declaration, bylaws, rules, board and member meeting minutes, the operating and reserve budgets, financial statements, the reserve study, and relevant contracts.
- 03
Cite the statute
Reference NRS 116.31175 and NRS 116.3118 so it's clear you know the inspection-and-copy right and the limits on review charges.
- 04
Track the response and the fees
Note when the association responds and what it tries to charge. The statute caps review costs, so a flat refusal or an inflated fee is challengeable.
- 05
Escalate a denial
If the board denies access or retaliates, NRS 116.31183 protects you and the Ombudsman (NRS 116.625) can enforce records rights. Document the timeline before you escalate.
Straight answers
Common questions
What HOA records am I entitled to see in Nevada?
Under NRS 116.31175 and 116.3118 you can inspect, examine, photocopy, and audit the association's books, records, and financial records — including budgets, financial statements, the reserve study, minutes, and contracts — subject to a few limited exceptions.
Can the HOA charge me to look at the records?
Only limited, reasonable amounts. NRS 116.31175 caps what the association can charge to conduct a review, so copy or review fees can't be used as a wall to block access.
Can the board retaliate if I keep asking for records?
No. NRS 116.31183 prohibits retaliatory action against an owner who exercises statutory rights and lets the owner bring a separate action if the board retaliates.
What if the HOA just ignores my request?
Document the dated request and the non-response, then escalate. The Ombudsman for owners (NRS 116.625) can enforce records access, which is leverage you can use before going to court.