InstaBidsWhat do Nevada HOA laws require under NRS 116?
Nevada HOA laws in NRS chapter 116 apply to common-interest communities created within Nevada, except as provided in NRS 116.1201 and 116.1203. Under NRS 116.31083(1), an executive board meeting must be held at least once every quarter and not less than once every 100 days, and outside standard business hours at least twice annually.
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Nevada NRS 116 day, year and budget-share figures, with sources
| Notice the secretary or other officer gives owners before an executive board meeting: not less than 10 days, outside an emergency, subsection 3 or longer bylaws (116.31083(2)) | 10 daysstate (Nevada); statute text in force on the read day, 2026-10-30; Nevada Revised Statutes 116.31083, read 2026-10-30 |
|---|---|
| Days between executive board meetings: not less than once every 100 days, and at least once every quarter (116.31083(1)) | 100 daysstate (Nevada); statute text in force on the read day, 2026-10-30; Nevada Revised Statutes 116.31083, read 2026-10-30 |
| Days the executive board has to provide a copy of the financial statement, budgets or reserve study after a written request: within 21 days (116.31175(2)) | 21 daysstate (Nevada); statute text in force on the read day, 2026-10-30; Nevada Revised Statutes 116.31175, read 2026-10-30 |
| Years an association keeps its books, records and other papers, minutes aside: at least 10 (116.31175(7)) | 10 yearsstate (Nevada); statute text in force on the read day, 2026-10-30; Nevada Revised Statutes 116.31175, read 2026-10-30 |
| Written notice the executive board needs given of the governing-document rule before the alleged violation, for a fine: not less than 30 days (116.31031(4)) | 30 daysstate (Nevada); statute text in force on the read day, 2026-10-30; Nevada Revised Statutes 116.31031, read 2026-10-30 |
| Project cost, as a share of the annual budget, at which an association that solicits bids in a community of less than 1,000 units solicits at least three bids whenever reasonably possible: 3 percent or more (116.31086(1); 1 percent at 1,000 or more units) | 3 percentstate (Nevada); statute text in force on the read day, 2026-10-30; Nevada Revised Statutes 116.31086, read 2026-10-30 |
| Distance limit for the location where the executive board makes records available on a written request: not to exceed 60 miles from the community (116.31175(1)) | 60 milesstate (Nevada); statute text in force on the read day, 2026-10-30; Nevada Revised Statutes 116.31175, read 2026-10-30 |
How much notice does a Nevada HOA board give before a meeting?
Except as subsection 3 provides, in an emergency, or where the bylaws require a longer period, NRS 116.31083(2), read 2026-10-30 on leg.state.nv.us, has the secretary or other officer specified in the bylaws cause notice of the meeting to be given to owners: “2. Except as otherwise provided in subsection 3 or in an emergency or unless the bylaws of an association require a longer period of notice, the secretary or other officer specified in the bylaws of the association shall, not less than 10 days before the date of a meeting of the executive board, cause notice of the meeting to be given to the units’ owners.” (Nevada Revised Statutes 116.31083)
How often the board meets is set by 116.31083(1): “1. A meeting of the executive board must be held at least once every quarter, and not less than once every 100 days and must be held at a time other than during standard business hours at least twice annually.” (Nevada Revised Statutes 116.31083)
To put written bids for a common-area job, such as a pool or gate repair, before the next Nevada board meeting, a manager can post it on InstaBids first.
How can an owner see HOA records in Nevada?
Except as subsection 4 provides, NRS 116.31175(1), read 2026-10-30 on leg.state.nv.us, says the executive board of an association shall, upon the written request of a unit's owner, make available the books, records and other papers of the association for review at its business office or a designated business location not to exceed 60 miles from the community, during regular working hours.
For the financial statement, the budgets and the reserve study, 116.31175(2) adds a copy deadline: “2. The executive board shall provide a copy of any of the records described in paragraphs (a), (b) and (c) of subsection 1 to a unit’s owner or the Ombudsman within 21 days after receiving a written request therefor.” (Nevada Revised Statutes 116.31175)
NRS 116.31175(1) includes all contracts to which the association is a party in the records the executive board makes available for review upon a unit's owner's written request. NRS 116.31175(4) excludes personnel records except hours worked, salaries and benefits, records relating to another unit's owner, and drafts not yet placed on an agenda for final consideration.
If an owner's look at the records shows a common-area repair still waiting, the board can post that job on InstaBids and compare written bids.
What records does a Nevada HOA have to keep?
Under NRS 116.31175(7), read 2026-10-30 on leg.state.nv.us: “7. The books, records and other papers of an association must be maintained for at least 10 years. The provisions of this subsection do not apply to: (a) The minutes of a meeting of the units’ owners which must be maintained in accordance with NRS 116.3108 ; or (b) The minutes of a meeting of the executive board which must be maintained in accordance with NRS 116.31083 .” (Nevada Revised Statutes 116.31175)
That 10-year keeping period covers the association's books, records and other papers; the minutes of owner meetings and of executive board meetings are kept under their own sections, 116.3108 and 116.31083.
When a Nevada board approves a project like repainting or paving, the manager can post it on InstaBids and compare the written bids that come in.
Can a Nevada HOA fine an owner without a hearing?
NRS 116.31031(6), read 2026-10-30 on leg.state.nv.us, states the executive board hearing rule and its exceptions: “6. The executive board must hold a hearing before it may impose the fine, unless the fine is paid before the hearing or unless the unit’s owner and, if different, the person against whom the fine will be imposed: (a) Executes a written waiver of the right to the hearing; or (b) Fails to appear at the hearing after being provided with proper notice of the hearing.” (Nevada Revised Statutes 116.31031)
The hearing is skipped only when the fine is paid before the hearing, or the unit's owner (and, if different, the person to be fined) signs a written waiver of the right to the hearing or fails to appear after proper notice (116.31031(6)).
NRS 116.31031(4) says the executive board may not impose a fine pursuant to subsection 1 unless paragraphs (a) and (b) are met: written notice of the applicable governing-document provisions not less than 30 days before the alleged violation, followed within a reasonable time after discovery by written notice of the alleged violation and a reasonable opportunity to cure or contest it at the hearing. Paragraph (b) also specifies the proposed cure, fine amount, hearing details and a clear and detailed photograph when the alleged violation can be photographed.
The executive board may not impose a fine under NRS 116.31031(4) unless its prerequisites are met; NRS 116.31031(7) contains the continuing violation exception to the written notice and opportunity to be heard required by paragraph (b) of subsection 4: a violation remaining uncured for 14 days, or any longer period established by the executive board, after a fine pursuant to subsection 1; additional fines no greater than the original for each 7-day period or portion thereof while uncured.
When a violation notice names an exterior upkeep problem, like a fence or roof, the owner can post that repair on InstaBids to get written bids.
When does a Nevada HOA have to get competitive bids?
If an association solicits bids for an association project, NRS 116.31086(1), read 2026-10-30 on leg.state.nv.us, reads: “1. If an association solicits bids for an association project: (a) The association must, whenever reasonably possible, solicit at least three bids if the association project is expected to cost: (1) In a common-interest community that consists of less than 1,000 units, 3 percent or more of the annual budget of the association; or (2) In a common-interest community that consists of 1,000 or more units, 1 percent or more of the annual budget of the association; and” (Nevada Revised Statutes 116.31086)
Once an association solicits bids for a project, 116.31086(1)(b) says the bids must be opened and read aloud during a meeting of the executive board.
When an association solicits bids, the 3 percent line applies to a community of less than 1,000 units and the 1 percent line to one of 1,000 or more units; both count the expected cost against the association's annual budget, and the three bids are solicited whenever reasonably possible (116.31086(1)).
When a Nevada association solicits bids for a project, the board can also post the job on InstaBids and review the written bids on one scope together.
Who is responsible for repairs in a Nevada HOA?
Except to the extent provided by the declaration, subsection 2 and NRS 116.31135, NRS 116.3107(1), read 2026-10-30 on leg.state.nv.us, states the allocation of maintenance, repair and replacement: “1. Except to the extent provided by the declaration, subsection 2 and NRS 116.31135 , the association has the duty to provide for the maintenance, repair and replacement of the common elements, and each unit’s owner has the duty to provide for the maintenance, repair and replacement of his or her unit.” (Nevada Revised Statutes 116.3107)
The same subsection says each unit's owner shall afford to the association and the other units' owners, and to their agents or employees, access through the unit reasonably necessary for those purposes (116.3107(1)).
For a common-element repair the association handles, such as a roof or a shared wall, a Nevada HOA board can post the job on InstaBids for written bids.
Does Nevada HOA law apply to condominiums?
NRS 116.1201(1), read 2026-10-30 on leg.state.nv.us, applies chapter 116 to common-interest communities subject to its exceptions and NRS 116.1203: “1. Except as otherwise provided in this section and NRS 116.1203 , this chapter applies to all common-interest communities created within this State.” (Nevada Revised Statutes 116.1201) NRS 116.027 defines the condominium form: ““Condominium” means a common-interest community in which portions of the real estate are designated for separate ownership and the remainder of the real estate is designated for common ownership solely by the owners of those portions. A common-interest community is not a condominium unless the undivided interests in the common elements are vested in the units’ owners.” (Nevada Revised Statutes 116.027)
NRS 116.1201(2) excludes limited-purpose associations subject to listed provisions, communities or units outside Nevada subject to specified disposition-contract rules, qualifying pre-1992 communities in counties below 55,000 population with less than 50 percent residential use unless a majority elects otherwise in writing, and chapter 119A time shares except as otherwise provided. The limited-purpose association provisions include NRS 116.31083 board meetings, unless the association is created for a rural agricultural residential common-interest community. Under NRS 116.12075(1) and 116.12077(1), nonresidential condominiums and exclusively nonresidential planned communities have declaration-based applicability options. NRS 116.12077 also conditions coverage of mixed residential and nonresidential planned communities on the declaration or whether the residential real estate would itself constitute a planned community.
The small planned community rule in NRS 116.1203(1) applies to no more than 12 units with no developmental rights, subject to subsections 2 and 3 and the declaration. Subsection 2 applies NRS 116.12065 to residential planned communities containing more than 6 units. Subsection 3 applies NRS 116.3101 to 116.350 to those communities, except NRS 116.3104, 116.31043, 116.31046 and 116.31138; the definitions apply to the extent necessary to construe those provisions.
Whether the building is a condo or a planned community, its board can post shared-building work like siding or roofing on InstaBids and compare bids.
Nevada NRS 116 rules an HOA or condo board or manager works to
NRS 116.3107(1), except to the extent provided by the declaration, subsection 2 and NRS 116.31135, names the association's duty to provide for maintenance, repair and replacement of the common elements and the owner's duty for the unit:
1. Except to the extent provided by the declaration, subsection 2 and NRS 116.31135 , the association has the duty to provide for the maintenance, repair and replacement of the common elements, and each unit’s owner has the duty to provide for the maintenance, repair and replacement of his or her unit.
Source: Nevada Revised Statutes 116.3107, read 2026-10-30
Section 116.31086(1)(b), when an association solicits bids for an association project, the executive board meeting where they are read:
(b) The bids must be opened and read aloud during a meeting of the executive board.
Source: Nevada Revised Statutes 116.31086, read 2026-10-30
Section 116.31175(7), how long an association keeps its books, records and other papers, minutes aside:
7. The books, records and other papers of an association must be maintained for at least 10 years. The provisions of this subsection do not apply to: (a) The minutes of a meeting of the units’ owners which must be maintained in accordance with NRS 116.3108 ; or (b) The minutes of a meeting of the executive board which must be maintained in accordance with NRS 116.31083 .
Source: Nevada Revised Statutes 116.31175, read 2026-10-30
Section 116.31031(6), the executive board's hearing before it may impose a fine, unless the fine is paid, a written waiver is signed or the person fails to appear:
6. The executive board must hold a hearing before it may impose the fine, unless the fine is paid before the hearing or unless the unit’s owner and, if different, the person against whom the fine will be imposed: (a) Executes a written waiver of the right to the hearing; or (b) Fails to appear at the hearing after being provided with proper notice of the hearing.
Source: Nevada Revised Statutes 116.31031, read 2026-10-30
What to put in a written scope for Nevada HOA work
- Allocation of work under NRS 116.3107(1): except to the extent provided by the declaration, subsection 2 and NRS 116.31135, the association has the duty to provide for the maintenance, repair and replacement of the common elements, and each unit's owner has that duty for the unit.
- Access through units: each unit's owner shall afford to the association and the other units' owners, and their agents, access through the unit reasonably necessary for those purposes (116.3107(1)); list the units the crew needs to pass through.
- Bid count: if the association solicits bids and the project is expected to cost 3 percent or more of the annual budget (1 percent at 1,000 or more units), solicit at least three bids whenever reasonably possible (116.31086(1)).
- Bid meeting under NRS 116.31086(1)(b): if an association solicits bids for an association project, the bids must be opened and read aloud during a meeting of the executive board.
- Records of the work: under NRS 116.31175(1), except as provided in subsection 4, the executive board makes records available for review upon a unit's owner's written request.
- Under NRS 116.31175(7), the association's books, records and other papers must be maintained for at least 10 years, excluding minutes kept under NRS 116.3108 and 116.31083.
Nevada bid thresholds and the board meeting
NRS 116.31086(1) distinguishes communities with fewer than 1,000 units from those with 1,000 or more units. If an association solicits bids, it must, whenever reasonably possible, solicit at least three bids when the project is expected to cost 3 percent or more of the annual budget in the former, or 1 percent or more in the latter.
If an association solicits bids for an association project, NRS 116.31086(1)(b) says the bids must be opened and read aloud during a meeting of the executive board.
Property managers can post a rental job on InstaBids today.
Nevada HOA law: related reading
Sources
- Nevada Revised Statutes 116.3107, read 2026-10-30: www.leg.state.nv.us