Nevada’s HOA problems—and the reforms needed to address them—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 approaches reform from several connected directions. For readers and members new to the site, however, it helps first to understand the broader system: why HOAs exercise substantial private governing authority, who is supposed to provide accountability, and why rights written into law may still prove difficult to enforce. 

 

A. Start Here — Foundational Posts

 

These posts provide the framework behind much of NVHOAReform’s work. They are a good starting point for readers trying to understand not merely a particular HOA dispute, but how Nevada’s HOA governance, regulatory, and enforcement system fits together.

​

Why Are HOAs Even Legal?
Why Nevada permits private associations to exercise substantial authority over homeowners—and why meaningful owner control and effective dispute resolution are essential to the legitimacy of that system.

 

Who Really Does What in Nevada’s HOA System — At Least On Paper
A map of the boards, managers, NRED, the Ombudsman, CIC Commission, courts, and other institutions involved in Nevada HOA governance.

 

Nevada HOA Rights Mean Little Without Trusted Enforcement
Why strong laws alone do not protect homeowners if the enforcement and adjudication systems behind them are not accessible, timely, and trusted.

HOAs Are More Than Contracts: Legal Fiction and Institutional Interests Work To Stifle Reform
Why viewing HOAs only as private contracts can obscure the governmental characteristics of association governance and the need for meaningful safeguards.

Nevada’s HOA System Remains “Unfinished”
How Nevada developed one of the nation’s more extensive HOA statutory systems while leaving important accountability and owner-protection problems unresolved.

Fixing a Dispute Resolution System That Fails Homeowners
Why affordable, neutral dispute resolution is central to making homeowner rights meaningful in practice.
For readers who want to explore particular subjects in greater depth, see the Guide to Nevada HOA Reform Blogs & More.
 

B. Rulemaking

 

Administrative rulemaking plays a major role in determining how HOA laws function in practice. Nevada statutes often set broad requirements, while 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.

​

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.

​

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.   

​

Recommended posts as a starting point:

• Nevada HOA Rights Mean Little Without Trusted Enforcement

• A Dangerous New HOA Weapon — and Owners Are the Target

 

C. Enforcement and Adjudication

​

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. 

​

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.

​

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

 

CICCH/HOA - Division Advisory Opinions can be found here. 

 

Recommended starting points:

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

• When Confidentiality Becomes Unexplained Government Decision-Making

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

• Nevada Says HOA Owners Have Rights. Try Enforcing Them.

 

D. Statutory Reform

​

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.

​

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.

​

Recommended starting points:

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

• HOA Harassment​