Nevada HOA Board Meetings, Elections & Records (NRS 116)

Under NRS 116.31083, the executive board 'must be held at least once every quarter, and not less than once every 100 days,' with at least 10 days' notice; owners may attend, and a comment period 'must be scheduled for both the beginning and the end of each meeting.' Closed executive sessions are limited to matters like disciplinary hearings and legal advice. NRS 116.31034 requires board members to be elected by secret written ballot, with at least 15 days to return ballots, no quorum required, and terms that 'may not exceed 3 years.' NRS 116.31175 lets owners inspect books and records, requiring copies of financial statements, budgets and reserve studies within 21 days, with a $25-per-day penalty for noncompliance.

Failing to provide records within 21 days triggers a $25-per-day penalty under NRS 116.31175. Improperly closed meetings, secret-ballot violations, or election misconduct can be challenged through the Real Estate Division Ombudsman and the Commission for Common-Interest Communities.