Nevada’s HOA Commission has already voted to adopt R091-25. Yet when FOX5 asked NRED to explain the controversial HSW language, state officials declined, saying comment would be “premature.” That raises a larger question about accountability in Nevada’s HOA regulatory system.

Nevada may have some of the nation’s strongest HOA laws. But knowing what the law says is only the beginning. Fine limits, hearings, NRED complaints, mediation and even “you can sue” come with realities owners need to understand.

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.

A Nevada HOA law may be unnecessary while putting owners at risk of foreclosure. NRS 116.31031 limits ordinary HOA fines, but creates an exception when a violation is labeled as posing an imminent threat to health, safety, or welfare. This post argues that the HSW exception, if retained, must be narrowly defined, limited, and reconsidered because private HOA boards should not use an undefined label to remove ordinary fine protections.

Meaningful HOA reform cannot stop at minor procedural fixes.

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.