NRS Chapter 116
Common Interest Communities
The primary Nevada statute governing HOA operations, homeowner rights, fines, hearings, records access, and board obligations. Plain-English breakdown of what the law means and how to use it in your dispute.
What Is NRS Chapter 116?
NRS Chapter 116 is the primary Nevada statute governing common-interest communities — the legal term for HOA-governed neighborhoods, condominiums, and planned communities. It defines the rights and obligations of homeowners, HOA boards, and community managers. Nearly every dispute between a Nevada homeowner and their HOA is governed by this chapter.
Daniel Moravec, Founder
"NRS Chapter 116 exists because Nevada homeowners were losing their homes over $200 in unpaid fees before the legislature stepped in. The statute is genuinely protective — but only if you know how to use it. Most HOAs are counting on you not reading it. This page is designed to change that."
Key Homeowner Rights Under NRS 116
A fine imposed without proper written notice is procedurally defective and may be void.
Fines imposed without offering a hearing opportunity are unenforceable under Nevada law.
Failure to provide records within 10 business days is a reportable violation. NRED can impose penalties.
Decisions made in improperly closed sessions may be void and subject to challenge.
Retaliatory fines are void. The HOA cannot collect them, and the conduct is reportable to NRED.
A lien recorded without following required notice procedures can be challenged and potentially voided.
Board Obligations Under NRS 116
HOA boards in Nevada are required to act in good faith, follow the association's governing documents, hold open meetings with proper notice, maintain accurate financial records, and enforce rules consistently. Boards that selectively enforce rules, hold secret votes, or retaliate against homeowners are violating Nevada law.
How NRS 116 Is Enforced
The Nevada Real Estate Division (NRED) is the state agency responsible for overseeing HOAs under NRS Chapter 116. Homeowners can file formal complaints with NRED when their HOA violates the statute. NRED can investigate, mediate disputes, and impose civil penalties up to $1,000 per violation on HOAs and community managers who break the law.
NRED Penalty Authority
NRED can impose civil penalties up to $1,000 per violation on HOAs and community managers. A documented pattern of violations can result in significant penalties.
What happens when homeowners use NRS 116
These anonymized case notes show how specific NRS 116 provisions have been applied in Nevada HOA disputes.
A homeowner received a $350 fine for a landscaping violation. The fine notice did not reference a prior hearing opportunity. After the homeowner sent a written hearing request citing NRS 116.31031(1), the HOA dropped the fine rather than proceed with a hearing they hadn't properly noticed.
A homeowner requested financial records to investigate a special assessment. The HOA ignored two written requests over 6 weeks. After filing an NRED complaint with certified mail receipts attached, the HOA produced all requested records within 10 days and received a formal warning.
A homeowner facing a lien for $1,200 in unpaid assessments sent a written demand for a payment plan citing NRS 116.3102. The HOA had not offered one. After the demand letter, the HOA agreed to a 12-month payment plan and suspended lien enforcement.
Case notes are anonymized and represent general patterns, not specific legal outcomes. Results vary based on individual circumstances.
Evidence to Gather for Any NRS 116 Dispute
- All written notices and letters from your HOA
- Your CC&Rs, bylaws, and Rules & Regulations documents
- Meeting minutes from relevant board meetings
- Your payment history and assessment statements
- Photos, emails, and any other correspondence
- A written timeline of events with dates
Your Next Steps
- 1Identify the specific NRS 116 section your HOA may have violated
- 2Gather all relevant documents and create a written timeline
- 3Send a written letter to your HOA citing the specific statute
- 4File a complaint with NRED if the HOA does not respond or comply
- 5Consult a licensed Nevada HOA attorney for complex disputes
Related Statutes
Apply This Law to Your Dispute
Use our tools to turn NRS 116 into action in your specific situation.
Legal Information Only
This is not legal advice. For advice specific to your situation, consult a licensed Nevada attorney.
NRS Citations Last Verified: January 2025
Statute references on this page have been verified against the official Nevada Revised Statutes. HOA law can change — always confirm current statute text at leg.state.nv.us.
Know the law. Now use it.
Use our dispute tools to apply NRS 116 to your specific HOA situation — not just read about it.