HOA Rules in Reno, NV: What Residents Actually Need to Know

If you live in Reno or are thinking about moving there, hoa rules are one of those things you probably won't think about until they affect you directly. Reno has 5 specific rules on the books covering different aspects of hoa rules, and some of them might surprise you.

Dispute Resolution

Nevada HOA disputes go through the Nevada Real Estate Division Ombudsman and the Commission for Common-Interest Communities. Alternative dispute resolution is required before most civil lawsuits under NRS 38.310.

Key details: Ombudsman: NRED administered. Commission: Enforcement authority. ADR Required: NRS 38.310. Exempt: Foreclosure and title. Complaint: Free to file with NRED.

Skipping required ADR: case dismissal under NRS 38.310. HOA fines without proper hearing: challengeable through NRED.

Board Procedures

Nevada HOA boards are governed by NRS 116. Boards must hold open meetings with notice, follow quorum rules, and keep minutes. Executive sessions are limited to personnel, legal, and violation matters.

Key details: Governing Law: NRS 116. Meeting Notice: 10 days written. Minutes: Available in 30 days. Executive Session: Limited topics only. Elections: Secret written ballot.

Open meeting violations: complaints to Nevada Real Estate Division Ombudsman. Improper executive session: board action may be voided.

CC&R Enforcement

Nevada HOAs enforce CC and Rs under NRS 116.31031. Violations require written notice, hearing, and written decisions. Fines are capped at 100 dollars per violation or 500 dollars for health and safety issues.

Key details: Law: NRS 116.31031. Fine Cap: 100 dollars per violation. Safety Cap: 500 dollars for health safety. Due Process: Notice and hearing required. Foreclosure: Limited for fines only.

Improper enforcement: owner can challenge via NRED complaint or civil suit. Fines over statutory caps: unenforceable.

Architectural Review

Nevada HOAs enforce architectural standards through a committee under NRS 116.2117. Review must follow written rules and provide written decisions. Unreasonable denials are challengeable through NRED.

Key details: Law: NRS 116.2117. Review Time: Typically 30-60 days. Solar: Cannot be banned. Xeriscape: Protected by NRS 116.350. Denial: Must be written.

Unapproved modifications: HOA demand for removal, fines, and liens. Unreasonable HOA denials: complaint to NRED and civil action.

Assessment & Dues

Nevada HOA assessments are governed by NRS 116.3115 through 116.3116. Assessments become a statutory lien on the unit. Super-priority lien covers up to 9 months of delinquent assessments ahead of first mortgages.

Key details: Law: NRS 116.3115-3116. Super-Priority: 9 months ahead of mortgage. Reserve Study: Required every 5 years. Budget: Annual with owner notice. Foreclosure: Allowed with notice.

Delinquent assessments: late fees, interest, attorney fees, and foreclosure. Improper assessment increases: challengeable via NRED complaint or civil suit.

The Bottom Line

Reno's hoa rules rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Reno is broadly strict or permissive.

These rules come from Reno's publicly available municipal code. For complete penalty schedules, exemption details, and answers to common questions, see the individual ordinance pages throughout this guide.