Las Vegas, NV HOA Rules: CC&R Enforcement (2026)

Nevada Revised Statute Chapter 116 is widely regarded as the strictest HOA statute in the country. Before a Las Vegas HOA can fine an owner for a CC&R violation, it must provide written notice identifying the violation and a reasonable cure period (minimum 10 days, often 30 for non-health-safety items), offer the owner a hearing before the board, and document findings before assessing a fine. Fines are capped by statute at modest amounts for non-health-safety violations, with higher limits only for health/safety items, repeated violations, or CC&R-specified amounts. Associations must maintain written rules, adopt fines only after a formal vote, and cannot charge attorney fees beyond statutory limits in CC&R-only disputes. Owners have the right to appeal to the Nevada Real Estate Division Ombudsman for Common-Interest Communities, who can mediate and refer matters to the Commission for Common-Interest Communities. Liens and foreclosure for fine-only debt are substantially restricted — Nevada law prohibits non-judicial foreclosure for fines alone, requiring a judicial process that is rarely pursued. All HOA meetings must be open to owners with specified exceptions for legal, personnel and contract negotiation matters.