reglab/statecodes huggingface dataset:
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.21188 - Effect of foreclosure or enforcement of lien or encumbrance.

1. In a condominium or planned community, except as otherwise provided in subsection 2, foreclosure or enforcement of a lien or encumbrance against the entire common-interest community does not terminate, of itself, the common-interest community, and foreclosure or enforcement of a lien or encumbrance against a portion of the common-interest community, other than withdrawable real estate, does not withdraw that portion from the common-interest community. Foreclosure or enforcement of a lien or encumbrance against withdrawable real estate does not withdraw, of itself, that real estate from the common-interest community, but the person taking title thereto may require from the association, upon request, an amendment excluding the real estate from the common-interest community.
2. In a condominium or planned community, if a lien or encumbrance against a portion of the real estate comprising the common-interest community has priority over the declaration and the lien or encumbrance has not been partially released, the parties foreclosing the lien or encumbrance, upon foreclosure, may record an instrument excluding the real estate subject to that lien or encumbrance from the common-interest community.
(Added to NRS by 1991, 554)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.2119 - Rights of secured lenders.

The declaration may require that all or a specified number or percentage of the lenders who hold security interests encumbering the units approve specified actions of the units’ owners or the association as a condition to the effectiveness of those actions, but no requirement for approval may operate to:
1. Deny or delegate control over the general administrative affairs of the association by the units’ owners or the executive board;
2. Prevent the association or the executive board from commencing, intervening in or settling any litigation or proceeding; or
3. Prevent any trustee or the association from receiving and distributing any proceeds of insurance except pursuant to NRS 116.31133 and 116.31135.
(Added to NRS by 1991, 554)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.21205 - Reallocation of costs of administering common elements of certain master associations.

The executive board of a master association of any common-interest community that was created before January 1, 1975, and is located in a county whose population is 700,000 or more may record an amendment to the declaration pursuant to which the master association reallocates the costs of administering the common elements of the master association among the units of the common-interest community uniformly and based upon the actual costs associated with each unit.
(Added to NRS by 2003, 2220; A 2011, 1144)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.2121 - Merger or consolidation of common-interest communities.

1. Any two or more common-interest communities of the same form of ownership, by agreement of the units’ owners as provided in subsection 2, may be merged or consolidated into a single common-interest community. In the event of a merger or consolidation, unless the agreement otherwise provides, the resultant common-interest community is the legal successor, for all purposes, of all of the preexisting common-interest communities, and the operations and activities of all associations of the preexisting common-interest communities are merged or consolidated into a single association that holds all powers, rights, obligations, assets and liabilities of all preexisting associations.
2. An agreement of two or more common-interest communities to merge or consolidate pursuant to subsection 1 must be evidenced by an agreement prepared, executed, recorded and certified by the president of the association of each of the preexisting common-interest communities following approval by owners of units to which are allocated the percentage of votes in each common-interest community required to terminate that common-interest community. The agreement must be recorded in every county in which a portion of the common-interest community is located and is not effective until recorded.
3. Every agreement for merger or consolidation must provide for the reallocation of the allocated interests in the new association among the units of the resultant common-interest community either by stating the reallocations or the formulas upon which they are based or by stating the percentage of overall allocated interests of the new common-interest community which are allocated to all of the units comprising each of the preexisting common-interest communities, and providing that the portion of the percentages allocated to each unit formerly constituting a part of the preexisting common-interest community must be equal to the percentages of allocated interests allocated to that unit by the declaration of the preexisting common-interest community.
(Added to NRS by 1991, 555)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.2122 - Addition of unspecified real estate.

In a planned community, if the right is originally reserved in the declaration, the declarant, in addition to any other developmental right, may amend the declaration at any time during as many years as are specified in the declaration for adding additional real estate to the planned community without describing the location of that real estate in the original declaration; but the amount of real estate added to the planned community pursuant to this section may not exceed 10 percent of the real estate described in paragraph (c) of subsection 1 of NRS 116.2105 and the declarant may not in any event increase the number of units in the planned community beyond the number stated in the original declaration pursuant to paragraph (d) of that subsection.
(Added to NRS by 1991, 556; A 1993, 2363)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.2124 - Termination following catastrophe.

If substantially all the units in a common-interest community have been destroyed or are uninhabitable and the available methods for giving notice under NRS 116.3108 of a meeting of units’ owners to consider termination under NRS 116.2118 will not likely result in receipt of the notice, the executive board or any other person holding an interest in the common-interest community may commence an action in the district court of the county in which the common-interest community is located seeking to terminate the common-interest community. During the pendency of the action, the court may issue whatever orders it considers appropriate, including, without limitation, an order for the appointment of a receiver. After a hearing, the court may terminate the common-interest community or reduce its size and may issue any other order the court considers to be in the best interest of the units’ owners and persons holding an interest in the common-interest community.
(Added to NRS by 2011, 2414)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.3101 - Organization of unit-owners’ association.

1. A unit-owners’ association must be organized no later than the date the first unit in the common-interest community is conveyed.
2. The membership of the association at all times consists exclusively of all units’ owners or, following termination of the common-interest community, of all owners of former units entitled to distributions of proceeds under NRS 116.2118, 116.21183 and 116.21185, or their heirs, successors or assigns.
3. Except for a residential planned community containing not more than 12 units, the association must have an executive board.
4. The association must:
(a) Be organized as a profit or nonprofit corporation, association, limited-liability company, trust, partnership or any other form of organization authorized by the law of this State;
(b) Include in its articles of incorporation, articles of association, articles of organization, certificate of registration, certificate of limited partnership, certificate of trust or other documents of organization, or any amendment thereof, that the purpose of the corporation, association, limited-liability company, trust or partnership is to operate as an association pursuant to this chapter;
(c) Contain in its name the words "common-interest community," "community association," "master association," "homeowners’ association" or "unit-owners’ association"; and
(d) Comply with the applicable provisions of chapters 78, 81, 82, 86, 87, 87A, 88 and 88A of NRS when filing with the Secretary of State its articles of incorporation, articles of association, articles of organization, certificate of registration, certificate of limited partnership, certificate of trust or other documents of organization, or any amendment thereof.
(Added to NRS by 1991, 556; A 2003, 20th Special Session, 130; 2005, 2590; 2007, 485; 2011, 2427)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.3103 - Power of executive board to act on behalf of association; members and officers are fiduciaries; duty of care; application of business-judgment rule and conflict of interest rules; limitations on power.

1. Except as otherwise provided in the declaration, the bylaws, this section or other provisions of this chapter, the executive board acts on behalf of the association. In the performance of their duties, the officers and members of the executive board are fiduciaries and shall act on an informed basis, in good faith and in the honest belief that their actions are in the best interest of the association. Officers and members of the executive board:
(a) Are required to exercise the ordinary and reasonable care of officers and directors of a nonprofit corporation, subject to the business-judgment rule; and
(b) Are subject to conflict of interest rules governing the officers and directors of a nonprofit corporation organized under the law of this State.
2. The executive board may not act to:
(a) Amend the declaration.
(b) Terminate the common-interest community.
(c) Elect members of the executive board, but notwithstanding any provision of the governing documents to the contrary, the executive board may fill vacancies in its membership for the unexpired portion of any term or until the next regularly scheduled election of executive board members, whichever is earlier. Any executive board member elected to a previously vacant position which was temporarily filled by board appointment may only be elected to fulfill the remainder of the unexpired portion of the term.
(d) Determine the qualifications, powers, duties or terms of office of members of the executive board.
3. The executive board shall adopt budgets as provided in NRS 116.31151.
(Added to NRS by 1991, 557; A 1993, 2364; 2001, 3193; 2003, 225; 2005, 2592; 2009, 1734, 2797; 2011, 2430; 2017, 1083)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.310305 - Power of executive board to impose construction penalties for failure of unit’s owner to adhere to certain schedules relating to design, construction, occupancy or use of unit or improvement.

1. A unit’s owner shall adhere to a schedule required by the association for:
(a) The completion of the design of a unit or the design of an improvement to a unit;
(b) The commencement of the construction of a unit or the construction of an improvement to a unit;
(c) The completion of the construction of a unit or the construction of an improvement to the unit; or
(d) The issuance of a permit which is necessary for the occupancy of a unit or for the use of an improvement to a unit.
2. The association may impose and enforce a construction penalty against a unit’s owner who fails to adhere to a schedule as required pursuant to subsection 1 if:
(a) The right to assess and collect a construction penalty is set forth in:
(1) The declaration;
(2) Another document related to the common-interest community that is recorded before the date on which the unit’s owner acquired title to the unit; or
(3) A contract between the unit’s owner and the association;
(b) The association has included notice of the maximum amount of the construction penalty and schedule as part of any public offering statement or resale package required by this chapter; and
(c) The unit’s owner receives notice of the alleged violation which informs the unit’s owner that he or she has a right to a hearing on the alleged violation.
3. For the purposes of this chapter, a construction penalty is not a fine.
(Added to NRS by 2003, 2221, 2266; A 2011, 2430)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.310313 - Collection of past due obligation; charge of reasonable fee to collect.

1. An association may charge a unit’s owner reasonable fees to cover the costs of collecting any past due obligation. The Commission shall adopt regulations establishing the amount of the fees that an association may charge pursuant to this section.
2. The provisions of this section apply to any costs of collecting a past due obligation charged to a unit’s owner, regardless of whether the past due obligation is collected by the association itself or by any person acting on behalf of the association, including, without limitation, an officer or employee of the association, a community manager or a collection agency.
3. As used in this section:
(a) "Costs of collecting" includes any fee, charge or cost, by whatever name, including, without limitation, any collection fee, filing fee, recording fee, fee related to the preparation, recording or delivery of a lien or lien rescission, title search lien fee, bankruptcy search fee, referral fee, fee for postage or delivery and any other fee or cost that an association charges a unit’s owner for the investigation, enforcement or collection of a past due obligation. The term does not include any costs incurred by an association if a lawsuit is filed to enforce any past due obligation or any costs awarded by a court.
(b) "Obligation" means any assessment, fine, construction penalty, fee, charge or interest levied or imposed against a unit’s owner pursuant to any provision of this chapter or the governing documents.
(Added to NRS by 2009, 2795)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.310315 - Accounting for fines imposed by association.

If an association has imposed a fine against a unit’s owner or a tenant or an invitee of a unit’s owner or a tenant pursuant to NRS 116.31031 for violations of the governing documents of the association, the association shall establish a compliance account to account for the fine, which must be separate from any account established for assessments.
(Added to NRS by 1997, 3112; A 2005, 1715; 2009, 2882, 2915)—(Substituted in revision for NRS 116.31145)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.31032 - Period of declarant’s control of association; representation of units’ owners on executive board.

1. Except as otherwise provided in this section, the declaration may provide for a period of declarant’s control of the association, during which a declarant, or persons designated by a declarant, may appoint and remove the officers of the association and members of the executive board. A declarant may voluntarily surrender the right to appoint and remove officers and members of the executive board before termination of that period and, in that event, the declarant may require, for the duration of the period of declarant’s control, that specified actions of the association or executive board, as described in a recorded instrument executed by the declarant, be approved by the declarant before they become effective. Regardless of the period provided in the declaration, a period of declarant’s control terminates no later than the earliest of:
(a) For a common-interest community with less than 1,000 units, 60 days after conveyance of 75 percent of the units that may be created to units’ owners other than a declarant;
(b) For a common-interest community with 1,000 units or more, 60 days after conveyance of 90 percent of the units that may be created to units’ owners other than a declarant;
(c) If the association exercises powers over a common-interest community pursuant to this chapter and a time-share plan pursuant to chapter 119A of NRS, 120 days after conveyance of 80 percent of the units that may be created to units’ owners other than a declarant;
(d) Five years after all declarants have ceased to offer units for sale in the ordinary course of business;
(e) Five years after any right to add new units was last exercised; or
(f) The day the declarant, after giving notice to units’ owners, records an instrument voluntarily surrendering all rights to control activities of the association.
2. For a common-interest community with:
(a) Less than 1,000 units, not later than 60 days after conveyance of 25 percent of the units that may be created to units’ owners other than a declarant, at least one member and not less than 25 percent of the members of the executive board must be elected by units’ owners other than the declarant.
(b) One thousand units or more, not later than 60 days after conveyance of 15 percent of the units that may be created to units’ owners other than a declarant, at least one member and not less than 25 percent of the members of the executive board must be elected by units’ owners other than the declarant.
3. Not later than 60 days after conveyance of 50 percent of the units that may be created to units’ owners other than a declarant, not less than one-third of the members of the executive board must be elected by units’ owners other than the declarant.
(Added to NRS by 1993, 2353; A 2001, 2490; 2011, 2433; 2015, 800)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.31035 - Publications containing mention of candidate or ballot question: Requirements; limitations.

1. If an official publication contains any mention of a candidate or ballot question, the official publication must, upon request and under the same terms and conditions, provide equal space to all candidates or to a representative of an organization which supports the passage or defeat of the ballot question.
2. If an official publication contains the views or opinions of the association, the executive board, a community manager or an officer, employee or agent of an association concerning an issue of official interest, the official publication must, upon request and under the same terms and conditions, provide equal space to opposing views and opinions of a unit’s owner of the common-interest community.
3. If an association has a closed-circuit television station and that station interviews, or provides time to, a candidate or a representative of an organization which supports the passage or defeat of a ballot question, the closed-circuit television station must, under the same terms and conditions, allow equal time for all candidates or a representative of an opposing view to the ballot question.
4. The association and its officers, employees and agents are immune from criminal or civil liability for any act or omission which arises out of the publication or disclosure of any information related to any person and which occurs in the course of carrying out any duties required pursuant to subsection 1, 2 or 3.
5. As used in this section:
(a) "Issue of official interest" means:
(1) Any issue on which the executive board or the units’ owners will be voting, including, without limitation, elections; and
(2) The enactment or adoption of rules or regulations that will affect the common-interest community.
(b) "Official publication" means:
(1) An official website;
(2) An official newsletter or other similar publication that is circulated to each unit’s owner; or
(3) An official bulletin board that is available to each unit’s owner.
(Added to NRS by 2011, 2414)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.31037 - Indemnification and defense of member of executive board.

If a member of an executive board is named as a respondent or sued for liability for actions undertaken in his or her role as a member of the board, the association shall indemnify the member for his or her losses or claims, and undertake all costs of defense, unless it is proven that the member acted with willful or wanton misfeasance or with gross negligence. After such proof, the association is no longer liable for the cost of defense, and may recover costs already expended from the member of the executive board who so acted.
(Added to NRS by 2011, 2414)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.31039 - Delivery to association of additional common elements constructed by declarant or successor declarant.

1. If a common-interest community is developed in separate phases and any declarant or successor declarant is constructing any common elements that will be added to the association’s common elements after the date on which the units’ owners other than the declarant may elect a majority of the members of the executive board, the declarant or successor declarant who is constructing such additional common elements is responsible for:
(a) Paying all expenses related to the additional common elements which are incurred before the conveyance of the additional common elements to the association; and
(b) Except as otherwise provided in NRS 116.31038, delivering to the association that declarant’s share of the amount specified in the study of the reserves completed pursuant to subsection 2.
2. Before conveying the additional common elements to the association, the declarant or successor declarant who constructed the additional common elements shall deliver to the association a study of the reserves for the additional common elements which satisfies the requirements of NRS 116.31152.
3. As used in this section, "successor declarant" includes, without limitation, any successor declarant who does not control the association established by the initial declarant.
(Added to NRS by 2003, 2219)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.310395 - Delivery to association of converted building reserve deficit.

1. At the time of each close of escrow of a unit in a converted building, the declarant shall deliver to the association the amount of the converted building reserve deficit allocated to that unit.
2. The allocation to a unit of the amount of any converted building reserve deficit must be made in the same manner as assessments are allocated to that unit.
3. As used in this section, "converted building reserve deficit" means the amount necessary to replace the major components of the common elements needing replacement within 10 years after the date of the first close of escrow of a unit.
(Added to NRS by 2005, 2581; A 2009, 2920)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.31043 - Liabilities and obligations of person who succeeds to special declarant’s rights.

The liabilities and obligations of a person who succeeds to special declarant’s rights are as follows:
1. A successor to any special declarant’s right who is an affiliate of a declarant is subject to all obligations and liabilities imposed on the transferor by this chapter or by the declaration.
2. A successor to any special declarant’s right, other than a successor described in subsection 3 or 4 or a successor who is an affiliate of a declarant, is subject to the obligations and liabilities imposed by this chapter or the declaration:
(a) On a declarant which relate to the successor’s exercise or nonexercise of special declarant’s rights; or
(b) On his or her transferor, other than:
(1) Misrepresentations by any previous declarant;
(2) Warranties on improvements made by any previous declarant, or made before the common-interest community was created;
(3) Breach of any fiduciary obligation by any previous declarant or previous declarant’s appointees to the executive board; or
(4) Any liability or obligation imposed on the transferor as a result of the transferor’s acts or omissions after the transfer.
3. A successor to only a right reserved in the declaration to maintain models, offices for sales and signs (NRS 116.2115), may not exercise any other special declarant’s right, and is not subject to any liability or obligation as a declarant, except the obligation to provide a public offering statement and any liability arising as a result thereof.
4. A successor to all special declarant’s rights held by a transferor who succeeded to those rights pursuant to a deed or other instrument of conveyance in lieu of foreclosure or a judgment or instrument conveying title under subsection 3 of NRS 116.3104, may declare in a recorded instrument the intention to hold those rights solely for transfer to another person. Thereafter, until transferring all special declarant’s rights to any person acquiring title to any unit or real estate subject to developmental rights owned by the successor, or until recording an instrument permitting exercise of all those rights, that successor may not exercise any of those rights other than any right held by his or her transferor to control the executive board in accordance with NRS 116.31032 for the duration of any period of declarant’s control, and any attempted exercise of those rights is void. So long as a successor declarant may not exercise special declarant’s rights under this subsection, the successor declarant is not subject to any liability or obligation as a declarant other than liability for his or her acts and omissions under NRS 116.31032.
(Added to NRS by 1991, 561; A 1993, 2367)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.31046 - Successor not subject to certain claims against or other obligations of transferor of special declarant’s right.

NRS 116.3104 and 116.31043 do not subject any successor to a special declarant’s right to any claims against or other obligations of a transferor declarant, other than claims and obligations arising under this chapter or the declaration.
(Added to NRS by 1991, 561)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.3105 - Termination of contracts and leases of declarant.

1. Within 2 years after the executive board elected by the units’ owners pursuant to NRS 116.31034 takes office, the association may terminate without penalty, upon not less than 90 days’ notice to the other party, any of the following if it was entered into before that executive board was elected:
(a) Any management, maintenance, operations or employment contract, or lease of recreational or parking areas or facilities; or
(b) Any other contract or lease between the association and a declarant or an affiliate of a declarant.
2. The association may terminate without penalty, at any time after the executive board elected by the units’ owners pursuant to NRS 116.31034 takes office upon not less than 90 days’ notice to the other party, any contract or lease that is not in good faith or was unconscionable to the units’ owners at the time entered into.
3. This section does not apply to:
(a) Any lease the termination of which would terminate the common-interest community or reduce its size, unless the real estate subject to that lease was included in the common-interest community for the purpose of avoiding the right of the association to terminate a lease under this section; or
(b) A proprietary lease.
(Added to NRS by 1991, 561; A 1993, 2368; 2011, 2435)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.3106 - Bylaws.

1. The bylaws of the association must:
(a) Provide the number of members of the executive board and the titles of the officers of the association;
(b) Provide for election by the executive board of a president, treasurer, secretary and any other officers of the association the bylaws specify;
(c) Specify the qualifications, powers and duties, terms of office and manner of electing and removing officers of the association and members of the executive board and filling vacancies;
(d) Specify the powers the executive board or the officers of the association may delegate to other persons or to a community manager;
(e) Specify the officers who may prepare, execute, certify and record amendments to the declaration on behalf of the association;
(f) Provide procedural rules for conducting meetings of the association;
(g) Specify a method for the units’ owners to amend the bylaws;
(h) Provide procedural rules for conducting elections;
(i) Contain any provision necessary to satisfy requirements in this chapter or the declaration concerning meetings, voting, quorums and other activities of the association; and
(j) Provide for any matter required by law of this State other than this chapter to appear in the bylaws of organizations of the same type as the association.
2. Except as otherwise provided in this chapter or the declaration, the bylaws may provide for any other necessary or appropriate matters, including, without limitation, matters that could be adopted as rules.
3. The bylaws must be written in plain English.
(Added to NRS by 1991, 562; A 1993, 2368; 1997, 3117; 2003, 2232; 2011, 2436)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.31065 - Rules.

The rules adopted by an association:
1. Must be reasonably related to the purpose for which they are adopted.
2. Must be sufficiently explicit in their prohibition, direction or limitation to inform a person of any action or omission required for compliance.
3. Must not be adopted to evade any obligation of the association.
4. Must be consistent with the governing documents of the association and must not arbitrarily restrict conduct or require the construction of any capital improvement by a unit’s owner that is not required by the governing documents of the association.
5. Must be uniformly enforced under the same or similar circumstances against all units’ owners. Any rule that is not so uniformly enforced may not be enforced against any unit’s owner.
6. May be enforced by the association through the imposition of a fine only if the association complies with the requirements set forth in NRS 116.31031.
(Added to NRS by 1997, 3111; A 1999, 3004; 2003, 2269)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.31068 - Notice to units’ owners.

1. Except as otherwise provided in subsections 2, 3 and 6, an association shall deliver any notice required to be given by the association under this chapter to the electronic mail address a unit’s owner designates.
2. Except as otherwise provided in subsection 6, if a unit’s owner has opted out of receiving electronic notices, the association may deliver notices by:
(a) Hand delivery to each unit’s owner;
(b) Hand delivery, United States mail, postage paid, or commercially reasonable delivery service to the mailing address of each unit; or
(c) Any other method reasonably calculated to provide notice to the unit’s owner.
3. Except as otherwise provided in subsection 6, if a unit’s owner has not opted out of receiving electronic notices, but has not designated an electronic mail address at which to receive notices pursuant to this section, the association may deliver any notice required to be given by the association pursuant to this chapter by:
(a) Electronic means, including, without limitation, by electronic mail to an electronic mail address that a unit’s owner has provided to the association but has not designated as the electronic mail address at which to receive notices pursuant to this section; or
(b) Any of the methods specified in subsection 2.
4. A unit’s owner is entitled to designate only one electronic mail address at which to receive notices pursuant to this section.
5. The ineffectiveness of a good faith effort to deliver notice by an authorized means does not invalidate action taken at or without a meeting.
6. The provisions of this section do not apply:
(a) To a notice required to be given pursuant to NRS 116.3116 to 116.31168, inclusive; or
(b) If any other provision of this chapter specifies the manner in which a notice must be given by an association.
(Added to NRS by 2011, 2413; A 2021, 3747; 2023, 960, 2683)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.31069 - Establishment and maintenance of Internet website or electronic portal.

1. Each association of a common-interest community that contains 150 or more units shall establish and maintain a secure Internet website or electronic portal that may be accessed by any unit’s owner. The association shall make available on the website or within the electronic portal the following documents relating to the common-interest community or the association:
(a) The governing documents;
(b) The annual budget of the association and any proposed budgets; and
(c) The notices and agendas for any upcoming meetings of the association.
2. Each association of a common-interest community that contains fewer than 150 units may, and is encouraged to, establish and maintain a secure Internet website or electronic portal pursuant to subsection 1.
(Added to NRS by 2021, 3746, 3751; A 2023, 2684)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.3107 - Upkeep of common-interest community.

1. Except to the extent provided by the declaration, subsection 2 and NRS 116.31135, the association has the duty to provide for the maintenance, repair and replacement of the common elements, and each unit’s owner has the duty to provide for the maintenance, repair and replacement of his or her unit. Each unit’s owner shall afford to the association and the other units’ owners, and to their agents or employees, access through his or her unit reasonably necessary for those purposes. If damage is inflicted on the common elements or on any unit through which access is taken, the unit’s owner responsible for the damage, or the association if it is responsible, is liable for the prompt repair thereof.
2. In addition to the liability that a declarant as a unit’s owner has under this chapter, the declarant alone is liable for all expenses in connection with real estate subject to developmental rights. No other unit’s owner and no other portion of the common-interest community is subject to a claim for payment of those expenses. Unless the declaration provides otherwise, any income or proceeds from real estate subject to developmental rights inures to the declarant.
3. In a planned community, if all developmental rights have expired with respect to any real estate, the declarant remains liable for all expenses of that real estate unless, upon expiration, the declaration provides that the real estate becomes common elements or units.
(Added to NRS by 1991, 562; A 1993, 2368; 2009, 2886)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.31073 - Maintenance, repair, restoration and replacement of security walls.

1. Except as otherwise provided in subsection 2 and NRS 116.31135, the association is responsible for the maintenance, repair, restoration and replacement of any security wall which is located within the common-interest community.
2. The provisions of this section do not apply if the governing documents provide that a unit’s owner or an entity other than the association is responsible for the maintenance, repair, restoration and replacement of the security wall.
3. For the purpose of carrying out the maintenance, repair, restoration and replacement of a security wall pursuant to this section:
(a) The association, the members of its executive board and its officers, employees, agents and community manager may enter the grounds of a unit after providing written notice and, notwithstanding any other provision of law, are not liable for trespass.
(b) Any such maintenance, repair, restoration and replacement of a security wall must be performed:
(1) During normal business hours;
(2) Within a reasonable length of time; and
(3) In a manner that does not adversely affect access to a unit or the legal rights of a unit’s owner to enjoy the use of his or her unit.
(c) Notwithstanding any other provision of law, the executive board is prohibited from imposing an assessment without obtaining prior approval of the units’ owners unless the total amount of the assessment is less than 5 percent of the annual budget of the association.
4. As used in this section, "security wall" means any wall composed of stone, brick, concrete, concrete blocks, masonry or similar building material, including, without limitation, ornamental iron or other fencing material, together with footings, pilasters, outriggers, grillwork, gates and other appurtenances, constructed around the perimeter of a residential subdivision with respect to which a final map has been recorded pursuant to NRS 278.360 to 278.460, inclusive, to protect the several tracts in the subdivision and their occupants from vandalism.
(Added to NRS by 2009, 2862)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.31075 - Meetings of rural agricultural residential common-interest communities: Compliance with Open Meeting Law.

In conducting any meetings, a rural agricultural residential common-interest community must comply with the provisions set forth in chapter 241 of NRS concerning open meetings which are generally applicable to public bodies.
(Added to NRS by 2003, 2221)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.31084 - Voting by member of executive board; disclosures; abstention from voting on certain matters.

1. A member of an executive board who stands to gain any personal profit or compensation of any kind from a matter before the executive board shall:
(a) Disclose the matter to the executive board; and
(b) Abstain from voting on any such matter.
2. A member of an executive board who has a member of his or her household or any person related to the member by blood, adoption or marriage within the third degree of consanguinity or affinity who stands to gain any personal profit or compensation of any kind from a matter before the executive board shall disclose the matter to the executive board before voting on any such matter.
3. For the purposes of this section:
(a) An employee of a declarant or an affiliate of a declarant who is a member of the executive board shall not, solely by reason of such employment or affiliation, be deemed to gain any personal profit or compensation.
(b) A member of an executive board shall not be deemed to gain any personal profit or compensation solely because the member of the executive board is the owner of a unit in the common-interest community.
(Added to NRS by 2009, 1099, 2908)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.31086 - Solicitation of bids for association project; bids to be opened and read aloud at meeting of executive board.

1. If an association solicits bids for an association project:
(a) The association must, whenever reasonably possible, solicit at least three bids if the association project is expected to cost:
(1) In a common-interest community that consists of less than 1,000 units, 3 percent or more of the annual budget of the association; or
(2) In a common-interest community that consists of 1,000 or more units, 1 percent or more of the annual budget of the association; and
(b) The bids must be opened and read aloud during a meeting of the executive board.
2. As used in this section, "association project" includes, without limitation, a project that involves the maintenance, repair, replacement or restoration of any part of the common elements or which involves the provision of professional services to the association, including, without limitation, accounting, engineering and legal services.
(Added to NRS by 2009, 1099; A 2015, 2182)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.31087 - Right of units’ owners to have certain complaints placed on agenda of meeting of executive board.

1. If an executive board receives a written complaint from a unit’s owner alleging that the executive board has violated any provision of this chapter or any provision of the governing documents of the association, the executive board shall, upon the written request of the unit’s owner, place the subject of the complaint on the agenda of the next regularly scheduled meeting of the executive board.
2. Not later than 10 business days after the date that the association receives such a complaint, the executive board or an authorized representative of the association shall acknowledge the receipt of the complaint and notify the unit’s owner that, if the unit’s owner submits a written request that the subject of the complaint be placed on the agenda of the next regularly scheduled meeting of the executive board, the subject of the complaint will be placed on the agenda of the next regularly scheduled meeting of the executive board.
(Added to NRS by 2003, 2218; A 2009, 2892)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.3109 - Quorum.

1. Except as otherwise provided in this section and NRS 116.31034, and except when the governing documents provide otherwise, a quorum is present throughout any meeting of the units’ owners if persons entitled to cast 20 percent of the votes in the association:
(a) Are present in person;
(b) Are present by proxy;
(c) Have cast absentee ballots in accordance with paragraph (d) of subsection 2 of NRS 116.311; or
(d) Are present by any combination of paragraphs (a), (b) and (c).
2. If the governing documents of an association contain a quorum requirement for a meeting of the association that is greater than the 20 percent required by subsection 1 and, after proper notice has been given for a meeting, the members of the association who are present in person or by proxy at the meeting are unable to hold the meeting because a quorum is not present at the beginning of the meeting, the members who are present in person at the meeting may adjourn the meeting to a time that is not less than 48 hours or more than 30 days from the date of the meeting. At the subsequent meeting:
(a) A quorum shall be deemed to be present if the number of members of the association who are present in person or by proxy at the beginning of the subsequent meeting equals or exceeds 20 percent of the total number of voting members of the association; and
(b) If such a quorum is deemed to be present but the actual number of members who are present in person or by proxy at the beginning of the subsequent meeting is less than the number of members who are required for a quorum under the governing documents, the members who are present in person or by proxy at the subsequent meeting may take action only on those matters that were included as items on the agenda of the original meeting.
The provisions of this subsection do not change the actual number of votes that are required under the governing documents for taking action on any particular matter.
3. Unless the governing documents specify a larger number, a quorum of the executive board is present for purposes of determining the validity of any action taken at a meeting of the executive board only if individuals entitled to cast a majority of the votes on that board are present at the time a vote regarding that action is taken. If a quorum is present when a vote is taken, the affirmative vote of a majority of the members present is the act of the executive board unless a greater vote is required by the declaration or bylaws.
4. Meetings of the association must be conducted in accordance with the most recent edition of
Robert’s Rules of Order Newly Revised
, unless the bylaws or a resolution of the executive board adopted before the meeting provide otherwise.
(Added to NRS by 1991, 563; A 1999, 3006; 2003, 2237; 2011, 2441)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.31107 - Voting by units’ owners: Prohibited acts; penalty.

1. A person shall not knowingly, willfully and with the intent to fraudulently alter the true outcome of an election of a member of the executive board or any other vote of the units’ owners engage in, attempt to engage in, or conspire with another person to engage in, any of the following acts:
(a) Changing or falsifying a voter’s ballot so that the ballot does not reflect the voter’s true ballot.
(b) Forging or falsely signing a voter’s ballot.
(c) Fraudulently casting a vote for himself or herself or for another person that the person is not authorized to cast.
(d) Rejecting, failing to count, destroying, defacing or otherwise invalidating the valid ballot of another voter.
(e) Submitting a counterfeit ballot.
2. A person who violates this section is guilty of a category D felony and shall be punished as provided in NRS 193.130.
(Added to NRS by 2009, 2875)
2023 Nevada Revised Statutes › Chapter 116 - Common-Interest Ownership (Uniform Act) › NRS 116.3111 - Tort and contract liability.

1. A unit’s owner is not liable, solely by reason of being a unit’s owner, for an injury or damage arising out of the condition or use of the common elements. Neither the association nor any unit’s owner except the declarant is liable for that declarant’s torts in connection with any part of the common-interest community which that declarant has the responsibility to maintain.
2. An action alleging a wrong done by the association, including, without limitation, an action arising out of the condition or use of the common elements, may be maintained only against the association and not against any unit’s owner. If the wrong occurred during any period of declarant’s control and the association gives the declarant reasonable notice of and an opportunity to defend against the action, the declarant who then controlled the association is liable to the association or to any unit’s owner for all tort losses not covered by insurance suffered by the association or that unit’s owner, and all costs that the association would not have incurred but for a breach of contract or other wrongful act or omission. Whenever the declarant is liable to the association under this section, the declarant is also liable for all expenses of litigation, including reasonable attorney’s fees, incurred by the association.
3. Except as otherwise provided in subsection 4 of NRS 116.4116 with respect to warranty claims, any statute of limitation affecting the association’s right of action against a declarant under this section is tolled until the period of declarant’s control terminates. A unit’s owner is not precluded from maintaining an action contemplated by this section because he or she is a unit’s owner or a member or officer of the association. Liens resulting from judgments against the association are governed by NRS 116.3117.
(Added to NRS by 1991, 563; A 2011, 2444)