Records Access &
Obstruction
If your HOA is ignoring, delaying, or refusing your records request, they're not just being difficult — they're violating Nevada law. NRS 116.31175 gives you the right to inspect and copy HOA records, and the HOA has exactly 10 business days to comply. Obstruction is a reportable violation.
What your HOA is counting on you not knowing
A verbal records request has no legal force. Only a written request citing NRS 116.31175 triggers the 10-business-day response obligation.
The HOA cannot simply ignore your request. Failure to respond within 10 business days is a statutory violation reportable to NRED.
If the HOA withholds records, they must provide a written explanation citing the specific legal basis. "We don't have to show you that" is not a valid response.
NRED can impose penalties up to $1,000 per violation for records obstruction. HOAs take NRED complaints seriously — especially documented ones.
Records You Have the Right to Access
Financial Records
Annual budgets, financial statements, reserve fund balances, and audit reports.
Meeting Minutes
Minutes from all board meetings and annual homeowner meetings going back at least 10 years.
Governing Documents
CC&Rs, bylaws, rules and regulations, and any amendments to these documents.
Contracts & Vendor Agreements
Contracts with management companies, vendors, and service providers.
Correspondence
Official correspondence related to HOA business, including legal correspondence (with some exceptions).
Your Own Account Records
Your payment history, assessment statements, and any notices sent to you.
The Records Request Timeline
Submit Written Request
NRS 116.31175Send a written records request via certified mail to the HOA board or management company. Cite NRS 116.31175 explicitly — this triggers the statutory response obligation.
A written request citing the statute creates a legal obligation to respond. A verbal request does not.
HOA Should Acknowledge
NRS 116.31175The HOA should acknowledge receipt of your request within a reasonable timeframe.
No acknowledgment is a warning sign. Note the date and keep your certified mail receipt.
Records Must Be Available
NRS 116.31175(1)Under NRS 116.31175, the HOA must make records available within 10 business days of your request.
Failure to provide records by this deadline is a statutory violation you can report to NRED immediately.
File NRED Complaint
NRS 116.760If the HOA has not provided access by this point, file a formal complaint with the Nevada Real Estate Division.
NRED can impose penalties up to $1,000 per violation and compel the HOA to produce the records.
If Your HOA Is Obstructing Records Access
Document Everything
Keep copies of your request, any responses, and a log of all communications. The paper trail is your evidence.
Send Certified Mail
Always send records requests via certified mail with return receipt. Email alone is insufficient for NRED purposes.
File an NRED Complaint
The Nevada Real Estate Division investigates HOA violations and can impose penalties up to $1,000 per violation.
Consider Legal Action
Courts can order HOAs to produce records and may award attorney fees in egregious cases of obstruction.
Daniel Moravec, Founder
"HOAs obstruct records requests because they know most homeowners won't escalate. The moment you send a certified letter citing NRS 116.31175 and mention NRED, the dynamic changes. I've seen HOAs produce records within 48 hours after months of stonewalling — because the paper trail suddenly made non-compliance expensive."
Tools to Enforce Your Records Rights
Each tool is built for homeowners dealing with records obstruction. Here's what you'll have when you finish each one.
Records Request Generator
Most RelevantGenerate a formal, NRS 116.31175-compliant records request letter ready to send to your HOA via certified mail.
You'll have a statute-cited letter that triggers the 10-business-day response clock and creates a paper trail for NRED.
Case Timeline Builder
RecommendedTrack every request, acknowledgment, and deadline to build an airtight record of your HOA's obstruction.
A documented timeline showing the request date, delivery date, and missed deadline is the foundation of your NRED complaint.
Dispute Triage
Start HereAssess the urgency of your records obstruction and get a step-by-step plan including when to escalate to NRED.
You'll know exactly where you are in the process and what your next step should be.
Complaint Letter Builder
Generate a follow-up demand letter citing NRS 116.31175 violations and threatening NRED complaint if records are not produced.
You'll have a formal escalation letter that puts the HOA on notice that non-compliance has legal consequences.
After you send your records request
Your HOA must provide access to the requested records. Mark this deadline on your calendar from the certified mail delivery date.
Note which records were withheld and request a written explanation citing the specific legal basis for each exemption.
Send a follow-up letter citing the missed deadline and giving a 5-business-day cure period. Then file with NRED.
Request the specific NRS section they're relying on. Vague claims of exemption without statutory authority are not valid.
Generate a formal records request
Get a statute-cited records request letter ready to send via certified mail — in under 5 minutes.