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The actual law · Nevada
Nevada Common-Interest Communities Act (NRS Chapter 116), full text. This is the law your board answers to — read it yourself, then use the owner guides to see what it means in practice.
Nevada's UCIOA-style statute for condominiums, planned communities, and other common-interest communities. Covers creation, association governance, assessments, insurance, records, transition, and Real Estate Division oversight. Cross-reference NRS 116A for community association manager licensure.
�Affiliate of a declarant� defined.
�Allocated interests� defined.
�Common elements� defined.
�Common-interest community� defined.
�Developmental rights� defined.
The translation
The statute is the authority; the guides are the translation. Each one walks a real owner problem through the Nevada sections that control it.
Browse Nevada associations to see homeowner reviews, public records, and how communities near you measure up.
�Governing documents� defined.
�Major component of the common elements� defined.
�Offering� defined.
�Real estate� defined.
�Residential use� defined.
�Security interest� defined.
�Special declarant�s rights� defined.
�Unit� defined.
�Unit�s owner� defined.
Provisions of chapter do not invalidate or modify tariffs, rules and standards of public utility; consistency of governing documents.
Applicability of local ordinances, regulations and building codes.
Eminent domain.
Supplemental general principles of law applicable.
Construction against implicit repeal; uniformity of application and construction.
Unconscionable agreement or term of contract.
Applicability; regulations.
Exception for small planned communities.
Provisions of governing documents in violation of chapter deemed to conform with chapter by operation of law; procedure for certain amendments to governing documents.
Applicability to nonresidential condominiums.
Applicability to planned communities with nonresidential units.
Other exempt real estate arrangements; other exempt covenants.
Creation of common-interest communities.
Unit boundaries.
Construction and validity of declaration and bylaws.
Description of units.
Contents of declaration.
Leasehold common-interest communities.
Allocation of allocated interests.
Limited common elements.
Plats.
Exercise of developmental rights.
Alterations of units; access to units.
Relocation of boundaries between adjoining units.
Subdivision of units.
Monuments as boundaries.
Use for purposes of sales.
Easement rights; validity of existing restrictions.
Amendment of declaration. [Effective July 1, 2026.]
Procedure for seeking confirmation from district court of certain amendments to declaration.
Termination of common-interest community. [Effective July 1, 2026.]
Rights of creditors following termination.
Respective interests of units� owners following termination.
Effect of foreclosure or enforcement of lien or encumbrance.
Rights of secured lenders.
Master associations.
Reallocation of costs of administering common elements of certain master associations.
Merger or consolidation of common-interest communities.
Addition of unspecified real estate.
Termination following catastrophe.
Organization of unit-owners� association.
Powers of unit-owners� association; limitations.
Power of executive board to act on behalf of association; members and officers are fiduciaries; duty of care; application of business-judgment rule and conflict of interest rules; limitations on power.
Power of executive board to impose construction penalties for failure of unit�s owner to adhere to certain schedules relating to design, construction, occupancy or use of unit or improvement.
Power of executive board to impose fines and other sanctions for violations of governing documents; regulations; limitations; procedural requirements; continuing violations; collection of past due fines; statement of balance owed.
Covered in an owner guide
Power of executive board to enter grounds of unit to conduct certain maintenance or remove or abate public nuisance or to enter grounds or interior of unit to abate water or sewage leak or take other action; holder of security interest in unit required to provide certain information to associ...
Collection of past due obligation; charge of reasonable fee to collect.
Period of declarant�s control of association; representation of units� owners on executive board.
Election of members of executive board and officers of association; term of office of member of executive board; staggered terms; eligibility to be candidate for or member of executive board or officer of association; required disclosures; procedure for conducting elections; certification by ...
Publications containing mention of candidate or ballot question: Requirements; limitations.
Removal of member of executive board.
Covered in an owner guide
Indemnification and defense of member of executive board.
Delivery to association of property held or controlled by declarant.
Delivery to association of additional common elements constructed by declarant or successor declarant.
Delivery to association of converted building reserve deficit.
Transfer of special declarant�s right.
Liabilities and obligations of person who succeeds to special declarant�s rights.
Termination of contracts and leases of declarant.
Bylaws.
Rules. [Effective July 1, 2026.]
Notice to units� owners.
Establishment and maintenance of Internet website or electronic portal.
Internet website or electronic portal that provides ability to pay obligations electronically: Cybersecurity insurance; suspension of payments assigned for collection; compliance with requirements relating to personal information; requirement to conduct evaluation and make determination that ...
Upkeep of common-interest community.
Maintenance, repair, restoration and replacement of security walls.
Meetings of units� owners of association; opening and counting of ballots for election of members of executive board required; frequency of meetings; calling special meetings; requirements concerning notice and agendas; requirements concerning minutes of meetings; right of units� owners to mak...
Covered in an owner guide
Meetings of executive board; frequency of meetings; notice of meetings; periodic review of certain financial and legal matters at meetings; requirements concerning minutes of meetings; right of units� owners to make audio recordings of certain meetings.
Voting by member of executive board; disclosures; abstention from voting on certain matters.
Right of units� owners to speak at certain meetings; limitations on right; limitations on power of executive board to meet in executive session; procedure governing hearings on alleged violations; requirements concerning minutes of certain meetings.
Covered in an owner guide
Solicitation of bids for association project; bids to be opened and read aloud at meeting of executive board.
Right of units� owners to have certain complaints placed on agenda of meeting of executive board.
Meetings regarding civil actions; requirements for commencing or ratifying certain civil actions; right of units� owners to request dismissal of certain civil actions; disclosure of terms and conditions of settlements.
Quorum.
Voting by units� owners; use of absentee ballots and proxies; voting by lessees of leased units; association prohibited from voting as owner of unit; voting without a meeting.
Voting by delegates or representatives; limitations; procedure for electing delegates or representatives.
Voting by units� owners: Prohibited acts; penalty.
Tort and contract liability.
Conveyance or encumbrance of common elements.
Insurance: General requirements.
Insurance: Policies; use of proceeds; certificates or memoranda of insurance.
Insurance: Repair or replacement of damaged or destroyed portion of community.
Funds of association to be deposited or invested at certain financial institutions.
Preparation and presentation of financial statements.
Audit and review of financial statements.
Assessments for common expenses; funding of adequate reserves; collection of interest on past due assessments; calculation of assessments for particular types of common expenses; notice of meetings regarding assessments for capital improvements.
Annual distribution to units� owners of operating and reserve budgets or summaries of such budgets and policy for collection of fees, fines, assessments or costs; ratification of budget.
Study of reserves; duties of executive board regarding study; qualifications of person who conducts study; contents of study; submission of summary of study to Division; use of money credited against residential construction tax for upkeep of park facilities and related improvements identifie...
Signatures required for withdrawals of certain association funds; exceptions.
Fees imposed on associations or master associations to pay for costs of administering Office of Ombudsman and Commission; administrative penalties for failure to pay; interest on unpaid fees; limitations on amount of fees and penalties; procedure to recover fees, penalties or interest imposed ...
Liens against units for assessments.
Covered in an owner guide
Foreclosure of liens: Mailing or delivery of notice of delinquent assessment; recording of notice of default and election to sell; period during which unit�s owner may pay lien to avoid foreclosure; limitations on type of lien that may be foreclosed.
Covered in an owner guide
Foreclosure of liens: Limitations, requirements and procedures applicable to servicemembers and their dependents; penalty; liability; tolling.
Covered in an owner guide
Foreclosure of liens: Limitations, requirements and procedures applicable to federal workers, tribal workers and state workers and household members and landlords of such workers in connection with shutdown; penalty; liability.
Foreclosure of liens: Mailing of notice of default and election to sell to certain interested persons.
Foreclosure of liens: Providing notice of time and place of sale; service of notice of sale; contents of notice of sale; proof of service.
Foreclosure of liens: Procedure for conducting sale; satisfaction of lien before sale; persons prohibited from purchasing unit; execution and delivery of deed; use of proceeds of sale.
Foreclosure of liens: Title vested in purchaser subject to right of redemption; sale does not extinguish first security interest if superior amount of lien is satisfied; certificate of sale; exercise of right of redemption; deed without warranty; effect of recitals in deed; bona fide purchase...
Foreclosure of liens: Requests by interested persons for notice of default and election to sell or notice of sale.
Liens against association.
Maintenance and availability of books, records and other papers of association: General requirements; exceptions; general records concerning certain violations; enforcement by Ombudsman; limitations on amount that may be charged to conduct review.
Covered in an owner guide
Maintenance and availability of certain financial records necessary to provide information required for resale of units; right of units� owners to inspect, examine, photocopy and audit records of association.
Covered in an owner guide
Retaliatory action prohibited; separate action by unit�s owner.
Covered in an owner guide
Threats, harassment and other conduct prohibited; penalty.
Prohibition against certain personnel soliciting or accepting compensation, gratuity or remuneration under certain circumstances.
Prohibition against certain personnel contracting with association or accepting commission, personal profit or compensation from association; exceptions.
Bribery of community manager or member of executive board; penalties; exceptions.
Association as trustee.
Right of units� owners to keep pet.
Right of units� owners to display flag of the United States or of the State of Nevada in certain areas; conditions and limitations on exercise of right.
Covered in an owner guide
Right of unit�s owner to display religious or cultural items in certain areas; conditions and limitations on exercise of right.
Right of units� owners to exhibit political signs in certain areas; conditions and limitations on exercise of right.
Right of units� owners to install or maintain drought tolerant landscaping; conditions and limitations on exercise of right; installation of drought tolerant landscaping within common elements.
Covered in an owner guide
Right of units� owners to store containers for collection of solid waste or recyclable materials; adoption of rules by association.
Request by unit�s owner to install distributed generation system; approval or denial of request; resubmission of request.
Covered in an owner guide
Adoption of rules and regulations by association related to installation of distributed generation system; conditions and limitations.
Association prohibited from requiring unit�s owner to obtain approval to rent or lease unit; exceptions. [Effective through June 30, 2026.]
Transient commercial use of units within certain planned communities.
Association of planned community prohibited from taking certain actions regarding property, buildings and structures within planned community; validity of existing restrictions.
Prohibition against restricting hours construction work may begin; exceptions.
Limitations regarding regulation of certain roads, streets, alleys or other thoroughfares; permissible regulation of parking or storage of certain vehicles.
Applicability; exceptions.
Liability for preparation and delivery of public offering statement.
Public offering statement: General provisions.
Public offering statement: Limitations for certain small offerings.
Public offering statement: Common-interest communities subject to developmental rights.
Public offering statement: Time shares.
Public offering statement: Common-interest community containing converted building.
Public offering statement: Common-interest community registered with Securities and Exchange Commission or State of Nevada.
Purchaser�s right to cancel.
Resales of units. [Effective July 1, 2026.]
Required form of information statement.
Escrow of deposits; furnishing of bond in lieu of deposit.
Release of liens.
Converted buildings.
Express warranties of quality.
Implied warranties of quality.
Exclusion or modification of warranties of quality.
Statute of limitations for warranties.
Effect of violations on rights of action; civil action for damages for failure or refusal to comply with provisions of chapter or governing documents; members of executive board not personally liable to victims of crimes; circumstances under which punitive damages may be awarded; attorney�s f...
Declarant�s obligation to complete and restore.
Commission for Common-Interest Communities and Condominium Hotels: Creation; appointment and qualifications of members; terms of office; compensation.
Commission for Common-Interest Communities and Condominium Hotels: Courses of instruction for members.
Commission for Common-Interest Communities and Condominium Hotels: Election of officers; meetings; quorum.
Administration of chapter; regulations of Commission and Real Estate Administrator; delegation of authority; publications.
Employment of personnel by Real Estate Division; designation of deputy attorney general by Attorney General; legal opinions and assistance by deputy attorney general.
Petitions for declaratory orders or advisory opinions: Regulations; scope; contents of petition; filing; period for response.
Ombudsman for Owners in Common-Interest Communities and Condominium Hotels: Creation of office; appointment; qualifications; powers and duties.
Account for Common-Interest Communities and Condominium Hotels: Creation; administration; sources; uses.
Authority for Real Estate Division to conduct business electronically; regulations; fees; use of unsworn declaration; exclusions.
Issuance and enforcement of subpoenas.
Witnesses: Payment of fees and mileage.
Conducting hearings and other proceedings; collection of information; development and promotion of educational guidelines; accreditation of programs of education and research.
Establishment of standards for subsidizing arbitration, mediation and educational programs; acceptance of gifts, grants and donations; agreements and cooperation with other entities.
Appointment of hearing panels; delegation of powers and duties; appeals to Commission.
Jurisdiction of Real Estate Division, Ombudsman, Commission and hearing panels.
Rights, remedies and penalties are cumulative and not exclusive; limitations on power of Commission and hearing panels regarding internal activities of association.
Confidentiality of records: Certain records relating to complaint or investigation deemed confidential; certain records relating to disciplinary action deemed public records.
Right of person aggrieved by alleged violation to file affidavit with Real Estate Division; procedure for filing affidavit; administrative fine or sanctions for filing false or fraudulent affidavit; designation as vexatious affiant.
Referral of affidavit to Ombudsman for assistance in resolving alleged violation; report by Ombudsman; investigation by Real Estate Division; determination of whether to file complaint with Commission.
Procedure for hearing complaints: Time for holding hearing; continuances; notices; evidence; answers; defaults.
Decisions on complaints.
Remedial and disciplinary action: Orders to cease and desist and to correct violations; administrative fines; removal from office or position; payment of costs; exemptions from liability. [Effective July 1, 2026.]
Remedial and disciplinary action: Audit of association; requiring association to hire community manager who holds certificate; appointment of receiver.
Complaint for violation of fee provisions; procedure; fine for violation.
Injunctions.
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