Nevada special assessments: what your board must do.

Boards can levy reserve assessments without an owner vote; strict foreclosure steps.

Does the board need an owner vote?

Nevada law sets no owner vote for special assessments generally; your declaration decides. The board must send a budget summary and hold an owners' meeting 14 to 30 days later, and the budget is ratified unless a majority of all owners (or a larger vote your declaration specifies) rejects it, but to fund adequate reserves the board may impose necessary and reasonable assessments without owner approval, based on the association's reserve study. Chapter 116 covers condominiums and HOAs alike, though planned communities of 12 or fewer units are largely exempt unless the declaration opts in.

NRS 116.31151(3); 116.3115(2)(b); 116.1203

What notice must owners get?

The association must give each owner written notice at least 21 calendar days before a meeting at which an assessment for a capital improvement will be considered or acted on. The board must also send you the operating and reserve budgets (or a summary) 30 to 60 days before the fiscal year starts, including a statement of whether it expects to levy special assessments for major repairs or reserves.

NRS 116.3115(9); 116.31151(1)

Your right to see the records

On your written request, the board must make the association's financial statement, budgets, reserve study and contracts available for review at its business office (or a location within 60 miles) during working hours; it may not charge you more than $25 an hour for the review. It must give you a copy of the financial statement, budgets or reserve study within 21 days (electronically at no charge, or for a limited per-page fee if it cannot), or pay a $25 penalty for each day it is late. Some records, such as personnel records and other owners' records, are excluded, and records must generally be kept at least 10 years.

NRS 116.31175(1)-(4), (7), (8)

Payment plans, late fees and liens

Assessments 60 or more days past due bear interest at the prime rate plus 2 percent. Before foreclosure by sale, the association must mail a notice of delinquent assessment, wait at least 30 days, record a notice of default, and wait 90 more days. Before it starts collection action or sends that notice, it must (no earlier than 60 days after the debt is past due) mail you a fee schedule, a proposed repayment plan and notice of your right to a hearing before the board, and you then have 30 days to pay, enter a plan or request a hearing.

NRS 116.3115(3); 116.31162(1), (4); 116.3116(10)

In Nevada, the same rules cover condos and HOAs.

Summarised from the statutes in November 2026. Not legal advice; your declaration and bylaws may add more rules.