A Guide for New Visitors 

Nevada HOA problems do not fall into only one category. A fine dispute may also involve records access, meeting notice, board procedure, NRED enforcement, attorney fees, and the lack of affordable neutral review. For that reason, NVHOAReform follows three related reform tracks: administrative rulemaking, enforcement and adjudication, and statutory reform.

 

A. Rulemaking

 

Administrative rulemaking plays a major role in determining how HOA laws function in practice. Nevada statutes often set broad requirements, but regulations determine how those requirements are applied, enforced, and understood by boards, managers, homeowners, and regulators.

In Nevada, the Nevada Real Estate Division (NRED) administers much of the common-interest community regulatory process, while the Commission for Common-Interest Communities and Condominium Hotels (CICCH) serves as the approving authority for regulations and also performs certain adjudicatory functions. This structure matters because regulatory language can either protect homeowners through clear standards or expand association discretion through vague rules.

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NVHOAReform follows Nevada HOA rulemaking closely because regulations often decide whether statutory homeowner rights are meaningful in practice (see the Rulemaking/Regulations page). Petitions have been submitted by NVHOAReform seeking formal rulemakings and await formal consideration. The list of petitions submitted and those being considered for submission can be found on our Law Reform Needed page.

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NRED’s official rulemaking notices and information are also available on its website under Workshops and Adoptions. The "Workshop" meeting are typcally held in conjunction with quaterly CICCH Commission meeting where agenda, support materials, and submissions can be found.   

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Recommended posts as a starting point:

• Who Really Does What in Nevada’s HOA System — At Least On Paper

• Workshop Update: Regulators Continue Considering $10,000 HOA Fine Rule Connected to HSW

• Nevada HOA Rights Mean Little Without Trusted Enforcement

 

B. Enforcement and Adjudication

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The Nevada Real Estate Division, through the Office of the Ombudsman for Owners in Common-Interest Communities, is tasked with homeowner education, dispute assistance, complaint processing, and enforcement of portions of NRS Chapter 116. In theory, this structure should help protect unit owners and promote fair, transparent, and lawful HOA governance.

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In practice, many homeowners experience the system differently. Complaints may be closed without meaningful explanation, confidentiality rules may prevent owners from learning how similar issues are handled, and administrative enforcement may fail to provide timely or trusted review. When homeowners are then pushed toward mediation, arbitration, or litigation, cost and delay can make the right meaningless.

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NVHOAReform therefore focuses not only on what Nevada law says, but on whether homeowners have a realistic way to enforce it.

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Recommended starting points:

• The Secrecy Wall: Regulator’s “Confidentiality” Undermines HOA Accountability and Trust

• Homeowners Deserve More Than Procedural Theater: Fix Nevada’s HOA ADR System

• Fixing a Dispute Resolution System That Fails Homeowners

 

C. Statutory Reform

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NVHOAReform follows Nevada legislative activity affecting common-interest communities, including proposed changes to NRS Chapter 116, CIC Commission authority, owner rights, enforcement standards, fines, records access, meetings, elections, reserves, declarant control, and dispute resolution.

Nevada’s Legislature meets in regular session every two years. Because the session is compressed, many HOA issues are difficult to identify, explain, draft, hear, amend, and pass in a single legislative cycle. For that reason, NVHOAReform also follows interim work, agency proposals, CIC Commission activity, and the work of Nevada’s Common-Interest Community Task Force.

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The CIC Task Force was created to address systemic HOA governance problems that lawmakers recognized could not easily be resolved during Nevada’s short biennial legislative sessions. NVHOAReform tracks not only what the Task Force addresses, but also what it leaves untouched — because omissions often reveal where homeowners remain least protected.

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Recommended starting points:

• Nevada’s HOA System Remains “Unfinished”

• Real Work for the CIC Task Force — On Behalf of Homeowners

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