Call to Action

Evidence continues to come to NVHOAReform from owners across Nevada showing that the Nevada Real Estate Division (NRED) is exercising authority lawmakers did not give it. It is my assessment, this not merely aggressive regulatory discretion. It is the exercise of authority outside the jurisdiction Nevada law established

Nevada’s HOA system gives private actors the first move. Developers write declarations, associations exercise powers those declarations confer, and government often comes later—after owners are already bound. The result is a legislative game of HOA Whack-a-Mole.

Nevada has spent decades managing particular exercises of HOA authority. But it has done comparatively little to define the outer boundaries of that authority—what an HOA may be empowered to own, operate, regulate, or require its owners to do and finance through the declaration. What limits the scope of an association’s authority and obligations in the first place? Whatever the developer puts into the declaration?

Nevada specifically prohibits harassment in homeowners associations. But the way the law is enforced creates a striking imbalance: owners may have little regulatory recourse, while boards can pursue alleged owner misconduct through increasingly powerful enforcement avenues.

Can a board take speech that is harsh, persistent, even insulting or upsetting, characterize it as “harassment,” and then bootstrap it into a health, safety and welfare violation carrying fines with no statutory limit? If the owner disagrees, the only remaining response can become: Sue us. That Is a Powerful Disincentive. Moving the dispute into civil litigation gives an HOA board an enormous practical advantage.

Nevada lawmakers directed regulators to establish criteria, severity standards and limits governing extraordinary HOA health, safety and welfare fines. After years of delay, the CIC Commission approved R091-25. The result gives HOA boards substantial discretion—and removes protections owners had every reason to expect.

NRED’s expanding use of confidentiality may be doing more than protecting investigations. It may be allowing substantive interpretations of Nevada HOA law to develop outside meaningful public and Commission oversight.

Nevada’s revised HOA HSW fine proposal still gives HOA boards too much discretion.

Section 4 of proposed regulation R091-25 would formalize confidential complaint resolutions that can allow NRED’s interpretations of Nevada HOA law to become operative in practice without public Commission review.

NRED rejected a petition seeking timely access to HOA records tied to board agenda items, leaving Nevada owners with a critical records-access gap.

Nevada already recognizes that ordinary HOA fines should not generally support foreclosure. But the HSW exception undermines that principle. If a condition truly threatens health, safety, or welfare, the law should require direct cure, abatement, injunction, or code enforcement — not foreclosure over a fine.

Nevada law gives developers extraordinary power to decide what a common-interest community will become before homeowners have any meaningful voice. That may be workable for ordinary common-area maintenance. But when amenities depend on outside users, projected revenue, specialized staffing, regulatory compliance, or future market conditions, the issue changes. The developer is no longer merely adding a neighborhood feature. The developer is embedding a business assumption int

Many homeowners like HOAs for community standards and amenities. But HOAs also exercise real governing and financial power over homes. The real question is whether Nevada properly limits that power and protects homeowners when it is misused.

Nevada homeowners often assume the state’s HOA system works like other regulated industries. It does not. This post explains who does what in Nevada’s HOA structure and why understanding that structure matters before a dispute becomes your own.

Nevada’s Supreme Court will decide if HOAs can punish homeowners for speaking out and running for office. The case tests the First Amendment inside common-interest communities.

Nevada tells homeowners there is a process when HOA disputes arise. But when complaints are dismissed without explanation, mediation produces no real accountability, and even “mandatory” ADR can be waived, the system begins to look less like protection and more like procedural theater.

Nevada regulators are considering a rule that could allow confidential resolution of HOA violations without public hearings. Reform advocates warn the proposal may formalize existing enforcement practices and reduce transparency.

Nevada regulators are considering a rule allowing HOA fines up to $10,000 per violation. Learn what happened at the workshop, why it matters, and how homeowners can submit comments before the rule is finalized.

Nevada regulators are considering a rule that could allow HOA boards to impose fines of up to $10,000 for violations deemed to threaten “health, safety, or welfare.” The proposal raises questions about how such violations will be defined and who decides when large penalties apply.

Nevada’s HOA dispute resolution system was built on a well-intentioned premise: most conflicts between homeowners and associations are ill-suited for civil litigation- but it fails to deliver.