2025 HOA Legislation

Governor Joe Lombardo vetoed two HOA bills both around a single principle: HOA covenants are “community constitutions.”

The shift to virtual-only HOA board meetings in Nevada—initially allowed as a public health necessity during COVID-19—has evolved into a de facto norm for many associations. Nevada regulators and/or lawmakers should consider aligning NRS 116 with modern best practices by promoting hybrid accessibility models that preserve transparency and owner participation.

Prevailing party provisions in HOA CC&Rs are widely used having harmful and chilling effects on individuals, especially when embedded in a system with inherent power imbalances like homeowner associations. HOA owners agreeing when buying a home, to shift attorney fees from the American Rule is flawed.

Nevada’s HOA justice system burdens owners through litigation and abdicated oversight. Learn how cost-shifting and regulatory failure fuel legal inequality.

Courts treat CC&Rs that create HOAs as binding contractual obligations—even though homeowners lack real bargaining power and did not negotiate the terms. This post critiques the dominant legal justification of constructive consent and explores reforms. HOA law must evolve.

Nevada HOA Boards can take any action, to include approval of major contracts, without meeting or providing advance notice to owners. But should they? In my opinion this provides an unguarded door to abuse that for too long has been in need of closure.

"This guest column from HOA activist Mike Kosor is the most civic-minded thing about homeowner associations you will ever read, I bet. Check it out:" Hugh Jackson, Editor Nevada Current. (reprint of May 14, 2025)

HOA owners are being conned and have repeatedly failed to unite in an organized common cause to produce intelligent legislation.

CIC Task Force reinstituted per SB 392(2019) holds potential assistance now ignored. Lawmaker attitude echoe a broader, troubling pattern of neglecting HOA issues. Lawmaker disdain will not tame the beast which is HOAs- just the opposite.

How owners can comment on proposed Nevada legislation

First is a series on injustices in Nevada HOA laws. Justifications for permitting HOAs. Three justifications exist for the creation of HOAs that permit one's home be subjected to extensive powers affecting its value and quality of life. In theory, all three of the above exists in Nevada. However, it is my position the first two are not satisfactorily addressed in Nevada HOA law today and the third, a tailored and equitable dispute resolution processes is failing due to a cap

The “quasi-governmental” nature of homeowner associations (HOAs) is one of the most important and controversial aspects surrounding HOAs. Legislation is needed

Expanding private enforcement of HOA laws threatens judicial fairness, raises costs, and undermines public oversight in Nevada.

Much confusion and misinformation exist around developer control of HOAs and the now infamous legislation, AB 192 (2015).   First, it is...

How a good idea, such as HOAs, can be abused by special interests and deep pockets, when homeowners do not stay vigilant, and when representatives generally fail to protect the rights of constituents.

The bill precludes an HOA from prohibiting the operation of a licensed child care facility. Over 50 restricted HOAs are exempt. Notably,...

OPPOSE. AB 10 is a step in the right direction but stops short of the need. Private HOA sewers are a legacy issue for many municipalities that initially permitted developers to construct them. Where they are not- they should be. AB 10 is a patch stopping willfully short of what is need.

OPPOSE without amendment. HOAs are founded on a promise unit owners will able to regulate their communities - but not so fast. Lawmakers are invoking "public interest" to legitimize trendy special interests intervention.