Nevada NRS 116.3108 requires Clark County HOA boards to hold open meetings with posted agendas and 10 days advance notice. Executive sessions are sharply limited. Unit owners have broad speaking rights.
Nevada Revised Statutes Chapter 116 (the Common-Interest Communities law) governs all HOAs in Clark County including Summerlin South, Spring Valley master-planned communities, Anthem, Inspirada, and Green Valley. NRS 116.3108 requires the executive board to hold at least one meeting per quarter, with agendas posted and notice provided to unit owners at least 10 days in advance. Meetings must be open except for narrowly defined executive session topics (litigation, personnel, and certain member violations). Unit owners must be given a reasonable opportunity to speak on any agenda item before the board votes. Minutes must be made available to owners within 30 days. NRS 116.31083 sets a similar structure for committee meetings. Secret or email-only board decisions are prohibited. The Nevada Real Estate Division and its Ombudsman for Owners in Common-Interest Communities enforce compliance. Owners can file complaints with the NRED Common-Interest Communities and Condominium Hotels Section. Clark County has more HOAs per capita than almost any other county in the country, and NRED processes thousands of board-procedure complaints each year.
Board procedure violations under NRS 116 can trigger NRED investigations, fines against individual directors, and removal from the board. Actions taken at improperly noticed meetings may be voided.
See how Clark County's board procedures rules stack up against other locations.
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