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.

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.

Nevada is moving to strengthen HOA reserve funding rules. But a stronger reserve standard is only useful if boards clearly show owners how they intend to meet it. The missing link may be a clearly identified annual Reserve Budget.