Records Access
Law
The statute requiring HOAs to make financial records, meeting minutes, and governing documents available to homeowners. Denying access is itself a violation of Nevada law.
What the Law Means
You have a legal right to inspect and copy your HOA's financial records, meeting minutes, contracts, and governing documents. Under NRS 116.31175, the HOA must respond to your written request within 10 business days and cannot charge excessive fees for copies.
Many HOA abuses — improper spending, undisclosed conflicts of interest, selective enforcement — only come to light through records. Denying access is itself a violation of Nevada law, and the records you obtain can be powerful evidence in any dispute.
Records You Have the Right to Access
Financial Records
Annual budgets, reserve fund statements, bank statements, audit reports
Meeting Minutes
Board meeting minutes, annual meeting minutes, executive session summaries
Governing Documents
CC&Rs, bylaws, rules and regulations, architectural guidelines
Contracts
Management contracts, vendor contracts, insurance policies
Correspondence
Official HOA communications, legal notices, NRED filings
Violation Records
Violation notices, hearing records, fine schedules
The 10-Business-Day Rule
Once you submit a written records request, your HOA has 10 business days to respond. This is a hard deadline under NRS 116.31175. If the HOA fails to respond or denies your request without legal justification, that is a violation you can report to NRED.
Day 0
You submit written request
Day 10
HOA must respond by this date
Day 11+
Non-response = NRS violation
Common Obstruction Tactics to Watch For
Claiming records don't exist
Request a written statement confirming the records don't exist — this itself may be a violation.
Excessive copy fees
Nevada law limits what HOAs can charge. Excessive fees are a form of obstruction.
Requiring you to appear in person only
You may request records in writing and receive copies — you don't have to appear in person.
Ignoring your request entirely
Non-response after 10 business days is a violation. Document the date you sent the request.
Providing incomplete records
Partial production without explanation may be a violation. Follow up in writing for the missing items.
Evidence to Gather
- Your written records request (keep a copy with the date sent)
- Proof of delivery (certified mail receipt or email confirmation)
- Any response or denial from the HOA
- Your deed or ownership documents showing you are a unit owner
- The HOA's current fee schedule for copies
- A log of all follow-up attempts if the HOA doesn't respond
Your Next Steps
- 1Submit your request in writing — email is acceptable and creates a paper trail
- 2Specify exactly which records you want (meeting minutes, financials, contracts)
- 3Note the date — the HOA has 10 business days to respond
- 4If denied or ignored, send a follow-up citing NRS 116.31175 specifically
- 5File a complaint with NRED if the HOA continues to obstruct access
- 6Use the records you obtain as evidence in any related dispute
Related Statutes
Request Records
Use our Records Request tool to generate a properly formatted NRS 116.31175 request letter.
Records Request ToolLegal Information Only
This is not legal advice. For advice specific to your situation, consult a licensed Nevada attorney.
Know the law. Now use it.
Generate a properly formatted records request letter with our tool.