This checklist is informational only and does not constitute legal advice. NRS Chapter 116, NAC Chapter 116, and NRED regulations are updated regularly — information here reflects our understanding as of June 2026. Consult qualified Nevada HOA counsel before making compliance decisions or responding to an NRED investigation.
In Nevada, the Nevada Real Estate Division (NRED) and the Office of the Ombudsman for Owners in Common-Interest Communities actively enforce compliance. A homeowner complaint filed via an Intervention Affidavit (Form 530) frequently triggers a formal NRED investigation or records audit.
An NRED investigation starts the moment a homeowner files Form 530. By then, your records either pass or they don't. Under NRS 116.31175, failing to maintain required records, denying owner inspection requests, or violating notice timelines can result in a $25 per day fine for withholding financial records and personal liability for board members.
Section 01NRED Registration & Board Certification Files
State auditors will first verify that the association is properly registered and that officers are legally certified.
Verify that the association has filed its annual registration with NRED and paid the annual Ombudsman fee (currently $4.25 per unit).
If any board members or contact details changed between annual registrations, verify that Form 623 was filed with NRED within 30 days of the change.
Every board member must sign Form 602 within 90 days of election or appointment, certifying they have read and understand the governing documents and NRS 116.
Do not mail Form 602 to NRED. These must be kept in the association's official files for 10 years and produced only upon request.
A listing of all current board members, officers, and the community manager with active license details.
Section 02Statutory Records Retention Schedule
Nevada law dictates exactly how long different association files must be preserved. Auditors will verify that records are not prematurely destroyed.
| Record Type | Retention | Basis |
|---|---|---|
| Meeting minutes — homeowner & board (including executive session) | Indefinitely | NRS 116.3108, 116.31083 |
| Financial statements, general ledgers, bank reconciliations | 10 years minimum | NRS 116.31175 |
| All contracts to which the association is a party | 10 years from expiration | NRS 116.31175 |
| Board certifications (Form 602) | 10 years from date of signature | NRS 116.31175 |
| General correspondence & email logs — association business | 10 years minimum | NRS 116.31175 |
| Violation logs, ARC applications, dispute files | 10 years minimum | NRS 116.31175 |
| Audio recordings of open board meetings | Available within 30 days of meeting | NRS 116.31083 (availability window) |
Section 03Records Request & Owner Inspection Compliance
NRED auditors will review the association's response log to verify that homeowner document requests are handled in compliance with state timelines and fee caps under NRS 116.31175.
Financial statements, budgets, and reserve studies must be provided to a requesting owner within 21 days of receiving a written request.
Penalty: Failure to deliver within 21 days can result in a state penalty of $25 per day payable to the owner.
If requested documents are available electronically, the association must provide them in an electronic format at no charge to the owner.
If physical copies are required, the association cannot charge more than:
- $0.25 per page for the first 10 pages
- $0.10 per page for any pages thereafter
If an owner requests to inspect records physically, the association may charge a maximum fee of $10 per hour to cover administrative oversight.
Verify that the records custodian has redacted protected information before inspection:
Redact: Private financial ledgers of other owners, individual architectural plans (unless consented), and personnel records (except employee hours, salaries, and benefits).
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Try Zorex free for 14 daysSection 04Open Board Meetings & Notices
Auditors will verify that board meetings are announced properly and that homeowners have the opportunity to participate under NRS 116.31083.
Notice of general board meetings (including a detailed agenda) must be given to all owners at least 12 days in advance by mail, email, or hand-delivery.
A copy of the agenda must be posted in a designated, conspicuous common area in the community at least 12 days before the meeting.
Verify that meeting agendas include a designated period for homeowner comments — one at the beginning of the meeting on agenda items, and one at the end for general items.
Draft summaries or approved minutes of open board meetings must be made available to owners within 30 days after the meeting.
Section 05Financial Audits & Reserve Studies
Nevada law requires periodic reserve studies and CPA-led financial reviews or audits based on the association's annual budget size under NRS 116.31144 and NRS 116.31152.
Verify that the association has commissioned and recorded a professional Reserve Study at least once every 5 years, with the executive board conducting an annual review of the reserve funding plan.
| Annual Budget | Requirement | Notes |
|---|---|---|
| Under $45,000 | No audit or review required | Unless requested by board or majority of owners |
| $45,000 – $74,999 | CPA review — once per reserve study cycle | Required in the year immediately preceding the reserve study |
| $75,000 – $149,999 | CPA review — every fiscal year | Independent CPA; no full audit required unless owner-petitioned |
| $150,000 or more | CPA audit — every fiscal year | Full audit required; 15% petition rule does not apply |
Section 06Collections Timelines & Fee Caps
If your HOA pursues delinquent assessments, auditors will verify that late fees, certified notices, and collection fees do not exceed state statutory limits under NAC 116.470.
Verify that late fees do not exceed $20 or 10 percent of the delinquent amount (whichever is greater), and interest is capped at the rate defined in your governing documents.
Before a lien can be recorded, the owner must be sent a detailed warning notice via certified mail and first-class mail, giving them at least 30 days to cure or request a payment plan.
If the association charges owners for collection costs, verify that those fees do not exceed the statutory limits defined by the Real Estate Commission for intent letters, default recordings, and foreclosure preparation. Verify against the current NAC 116.470 schedule before billing any collection fees to an owner.
Don't wait for a Form 530 to find out your records aren't ready.
Zorex HOA's cloud archive keeps meeting notices, agendas, minutes, board certifications, and other association records in a structured, searchable system of record — helping boards locate and produce requested records quickly when homeowners or regulators request them.
- Long-term cloud archive — notices, agendas, minutes, certifications, and governing documents
- Resident portal — online payments, document access, and electronic communications
- Form 602 certification tracking — helps boards monitor certification deadlines and maintain required board-member certification records
Not legal advice. Reviewed for accuracy June 2026. NRS Chapter 116 and NAC Chapter 116 are updated regularly — verify all requirements against current Nevada statutes and NRED guidance before making compliance decisions.