Nevada HOA Laws: Fines, Foreclosure & Your Rights (2026)

Nevada caps HOA fines and demands due process. Under NRS 116.31031, fines are generally limited to 00 per violation and ,000 total per hearing (higher only for health, safety, or welfare violations where the law allows). Before any fine, the HOA must give written notice of the alleged violation and an opportunity for a hearing before the executive board — you can only lose that hearing by waiving it in writing or not showing up. Warning: if you don’t fix the violation within 14 days after a fine is imposed, the board can treat it as continuing and stack additional fines every 7 days up to the original amount without new hearings. Nevada also protects pets, the US and Nevada flags, political signs, drought-tolerant landscaping, solar systems, satellite dishes, and — notably — your right to rent your own unit. Retaliation against owners is prohibited (NRS 116.31183).

Nevada HOAs hold an automatic lien for unpaid assessments, fines, and charges from the moment they come due (NRS 116.3116) and can foreclose NON-judicially. The famous piece: a super-priority portion — nine months of budget-based common-expense assessments (plus certain maintenance/abatement charges and capped collection costs) — outranks even your first mortgage, so an HOA sale can wipe out the bank. The timeline: notice of delinquent assessment, then a recorded notice of default, then a 90-day window to pay before a public auction. Protections: only regular assessments count toward the super-priority (not fines), collection costs are capped by statute (65 demand letter, 25 notice of delinquent assessment, 0 intent-to-record, 00 notice of default, 00 trustee sale guaranty), foreclosure over fines alone is generally not supported, the lien dies if not enforced within 3 years, and servicemembers get extra protection.

Nevada solar rights are ironclad. Any covenant, restriction, or condition that prohibits or unreasonably restricts an owner from using a solar energy system is VOID and unenforceable (NRS 111.239 and NRS 278.0208). Drought-tolerant (xeriscape) landscaping is likewise protected. The Governor’s Office of Energy can even determine whether a particular restriction is an unreasonable one.

Nevada gives owners strong, Ombudsman-enforced records rights. Associations must maintain books, records, and other papers and make them available to owners for inspection, examination, photocopying, and audit — with statutory limits on what the HOA can charge for a review, and explicit enforcement by the Ombudsman (NRS 116.31175, 116.3118). Boards must also hold open meetings, and associations must register with the Ombudsman annually.

No. Everything here is general legal information for education. How a statute applies to you depends on your governing documents and facts we can’t see. For a dispute involving your money or your home, talk to a licensed Nevada attorney. Read the full disclaimer.