NRS 116.31083: Nevada HOA Board Meeting Rules, Notice and Minutes
Quick answer: NRS 116.31083 requires a Nevada HOA's executive board to meet at least once every quarter and not less than once every 100 days, to give owners at least 10 days' notice with an agenda, to hold an owner comment period at both the beginning and the end of every meeting, to review specific financial reports at least quarterly, to audio record open meetings, and to make the recording, minutes and a summary of the minutes available to owners within 30 days.
Nevada regulates board meetings more closely than most states. The rules live in two sections of the Nevada Revised Statutes: NRS 116.31083 covers frequency, notice, agendas, minutes and recordings, and NRS 116.31085 covers owners' right to speak and the limits on executive session. This guide walks through both in the order a board secretary actually uses them. The summaries below paraphrase the statute as published by the Nevada Legislature, so confirm the wording against the statute or with your attorney before you rely on it.
How often the board must meet
Under NRS 116.31083(1), the executive board must hold a meeting at least once every quarter, and not less than once every 100 days. At least twice a year, a meeting must be held at a time other than during standard business hours, so owners with day jobs can attend.
A simple way to stay compliant is to set the full year's meeting dates at the first meeting after the election, with two of them in the evening or on a weekend. Our short guide on how to schedule an HOA board meeting covers the mechanics.
Notice: 10 days, with an agenda
NRS 116.31083(2) puts the duty on the secretary, or another officer named in the bylaws, to give owners notice not less than 10 days before a board meeting. Bylaws can require a longer period but not a shorter one. Notice can be given in the manner set out in NRS 116.31068, or published in a newsletter or similar publication circulated to each owner.
Subsection 5 says what the notice must contain:
| Required in the notice | Detail |
|---|---|
| Time and place | Of the meeting |
| Agenda | A copy, or the date and locations where owners can conveniently get one |
| Right to records | That an owner may request a copy of the audio recording, the minutes or a summary of the minutes |
| Right to speak | That an owner may speak to the board, except in executive session |
The same subsection sets the price of those copies: free in electronic format, or if the association cannot provide them electronically, paper copies at no more than 25 cents per page for the first 10 pages and 10 cents per page after that.
Emergencies and executive-session-only meetings
Two exceptions change the notice rules:
- Emergencies. Subsection 4 calls for mailed notice to each unit if practicable. If not, notice must be hand-delivered to each unit or posted in a prominent place in the common elements. The statute defines an emergency narrowly in subsection 13: something that could not have been reasonably foreseen, that affects the health, welfare and safety of owners or residents, that needs the board's immediate attention, and that makes normal notice impracticable.
- Meetings limited to executive session. Under subsection 3, a meeting held only for a violation hearing or a construction-penalty matter requires notice only to the person who may be subject to the hearing. A meeting held only for other executive session topics requires posting notice in one or more prominent places in the common elements and emailing owners who have given the association an email address.
The agenda and the two comment periods
Subsection 6 requires the board's agenda to follow NRS 116.3108(4), the agenda rule for owner meetings. It then adds a rule that surprises boards moving in from other states: a period for owner comments and discussion must be scheduled at both the beginning and the end of each meeting. Comments in the opening period are limited to items on the agenda. The closing period is not limited that way.
Outside an emergency, the board should act only on items the agenda lists as action items. If your agendas tend to be vague, see how to create an HOA meeting agenda.
The quarterly financial review
This is the part I care most about as a CPA. NRS 116.31083(7) requires the board, at least once every quarter and not less than once every 100 days, to review at one of its meetings:
- A current year-to-date financial statement
- A year-to-date schedule of revenues and expenses for the operating account and the reserve account, compared to budget
- A current reconciliation of the operating account
- A current reconciliation of the reserve account
- The latest statements from the financial institutions holding the association's accounts
- The current status of any civil action, arbitration or mediation involving the association
The declaration or bylaws can be stricter. Record in the minutes that each item was reviewed. If your treasurer cannot produce reconciliations and budget comparisons on that schedule, HOA Fiscal explains what each report should show, and Dynamite Management can take over the financial side while your board keeps managing everything else.
Audio recording and minutes
Subsection 8 requires every open board meeting to be audio recorded and minutes to be taken. Executive sessions must not be audio recorded. Within 30 days after the meeting, the recording, the minutes and a summary of the minutes must be made available to owners.
Subsection 9 lists what the minutes must include:
- The date, time and place of the meeting
- Which board members were present and which were absent
- The substance of all matters proposed, discussed or decided
- A record of each member's vote on any matter decided by vote
- The substance of an owner's remarks if the owner asks that the minutes reflect them, or a copy of the owner's prepared written remarks if submitted
The board may set reasonable limits on what goes into the minutes (subsection 10), and the association must keep board minutes until the community is terminated (subsection 11). Note the per-member vote record. Minutes that say only that a motion passed do not meet this standard. Our guides on recording a motion and vote and what to include in HOA meeting minutes show the format.
Owners may also make their own audio recording of an open board meeting if they first tell the board members and the other owners present (subsection 12).
Executive session under NRS 116.31085
NRS 116.31085(3) allows executive session only to:
- Consult with the association's attorney on privileged matters
- Discuss the character, alleged misconduct, professional competence, or physical or mental health of a community manager or an association employee
- Discuss a violation of the governing documents, including failure to pay an assessment
- Discuss an owner's alleged failure to follow a required construction schedule that may lead to a construction penalty
Subsection 2 bars the board from using executive session to open or consider bids for an association project, or to enter into, renew, modify, terminate or take any other action on a contract. Contract decisions belong in the open meeting.
Violation hearings are held in executive session unless the person who may be sanctioned asks in writing for an open hearing. That person may attend the hearing, is entitled to due process including the right to counsel and to present witnesses, may not attend the board's deliberations, and must receive written notice of the decision within a reasonable time (subsection 4).
Matters discussed in executive session must be generally noted in the minutes, and the board must keep minutes of any decision on an alleged violation (subsection 6). See HOA executive session minutes for how much detail is enough.
A Nevada board meeting checklist
| When | Task | Section |
|---|---|---|
| Start of year | Calendar meetings no more than 100 days apart, two outside business hours | 116.31083(1) |
| 10+ days before | Send notice with agenda and the required rights statements | 116.31083(2), (5) |
| At the meeting | Owner comments at the beginning and the end | 116.31083(6) |
| At least quarterly | Review the financial reports and litigation status | 116.31083(7) |
| At the meeting | Audio record the open session and record each member's vote | 116.31083(8), (9) |
| Within 30 days | Make recording, minutes and summary available | 116.31083(8) |
Chapter 116 has exemptions and special rules for some communities, so confirm with your attorney that these sections apply to your association.
FAQ
How often must a Nevada HOA board meet?
At least once every quarter and not less than once every 100 days, with at least two meetings a year held outside standard business hours, under NRS 116.31083(1).
How much notice is required for a Nevada HOA board meeting?
At least 10 days, unless the bylaws require more or the meeting is an emergency. Meetings limited to executive session follow separate notice rules in NRS 116.31083(3).
Do Nevada HOA board meetings have to be recorded?
Yes. Open board meetings must be audio recorded, and the recording, minutes and a summary must be made available to owners within 30 days. Executive sessions must not be audio recorded.
Can a Nevada HOA board approve a contract in executive session?
No. NRS 116.31085(2) bars the board from meeting in executive session to consider bids for an association project or to take any action on a contract.
How long must a Nevada HOA keep board minutes?
Until the common-interest community is terminated, under NRS 116.31083(11).
This is not legal advice. It summarizes NRS 116.31083 and 116.31085 as published by the Nevada Legislature. Confirm the current statute text and your governing documents with your association's attorney.
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