NRS 116 requires HOA architectural review committees to decide applications within 60 days and provide written reasons for any denial. Owners have the right to installation of solar panels, EV chargers, security cameras, xeriscape conversion, and drought-tolerant plants regardless of CC&R text.
HOA architectural review in Nevada is heavily regulated by NRS 116 and subsequent amendments. Review committees must act on completed applications within 60 days — failure to respond within that window constitutes approval by operation of law. Denials must be in writing with specific reasons referencing the CC&Rs or design guidelines. Statutory rights override CC&R restrictions in several categories: NRS 116.350 protects owner installation of solar panels (limited aesthetic regulation only), electric vehicle chargers on assigned parking, security cameras at the owner's property, satellite dishes under one meter (FCC OTARD rule), drought-tolerant landscaping (xeriscape), and American flag display. Architectural review cannot deny these outright, only impose reasonable location and appearance conditions. Standard items still subject to full review include paint colors, fence styles, roof materials, major exterior additions, window replacements, and pool/spa installation. Owners dissatisfied with a denial can appeal to the full board, then to the NRED Ombudsman. Committee members have fiduciary duties and can be personally liable for arbitrary or retaliatory denials.
Specific penalty amounts for this ordinance are not published in a publicly accessible fine schedule. Contact Las Vegas code enforcement directly for current fines, enforcement procedures, and hearing options.
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