Las Vegas, NV HOA Rules: Assessment & Dues (2026)

HOA dues and special assessments in Las Vegas are strictly procedurally regulated. NRS 116.3115 requires the board to adopt an annual budget and provide it to all owners 30 days before the ratification meeting. Unless a majority of owners affirmatively reject the budget at that meeting, it is ratified automatically — this is the only 'silence-is-assent' mechanism in Nevada HOA procedure. Assessments are then levied in accordance with the ratified budget. Special assessments for non-emergency items typically require board authorization only, but assessments exceeding certain percentages of the annual budget trigger owner approval requirements under the CC&Rs or bylaws. Reserve studies are required every 5 years (NRS 116.31152), and the HOA must maintain reserves adequate for major component replacement as identified in the study. Delinquent assessment collection is tightly regulated: the association can assess late fees and interest, record a lien for unpaid assessments (true assessments, not fines — see CC&R enforcement), and pursue judicial collection. Non-judicial foreclosure for unpaid true assessments (not fines) is allowed but heavily procedural. HOAs cannot compound fine debt with assessment debt to evade the fine-foreclosure restrictions.