Nevada • Special assessment notice
Special assessment from your Nevada HOA — can the board levy it without a vote?
Nevada gives boards strong, centralized authority under its version of the uniform act — and pairs it with a mandatory reserve regime and one of the country's most aggressive super-liens. A Nevada assessment is usually the reserve mandate doing its job.
The short answer
Under Nevada's NRS Chapter 116 the board can levy special and reserve assessments without an owner vote (21 days' notice required), and owners have no statutory veto. Nevada also mandates reserve studies and funding, and has a powerful 9-month super-lien. CondoSignal reads your notice and resale package against NRS 116. Free.Nevada at a glance
Owner vote required?
No
Board may levy with 21 days' notice (NRS 116.3115).
Reserve study
Every 5 years
Funding required; not waivable.
Super-lien
9 months
Ahead of the first mortgage (NRS 116.3116).
Resale cancel
5 days
After the resale package (NRS 116.4109).
Board authority, no owner veto
Under NRS 116.3115 the board can impose special and reserve assessments without a membership vote; it must give 21 days' notice of the meeting, but owners have no statutory veto. The reserve-study mandate is the main driver — when a reserve specialist flags an underfunded component, the board can assess to close the gap on its own.
Mandatory reserves
Nevada requires reserve studies every five years for larger associations and requires reasonable funding — owners cannot waive it. That's stronger than most states, and it means a Nevada special assessment usually reflects a real, studied need rather than a surprise. The flip side: you can't vote it down.
The 9-month super-lien
Nevada's super-priority lien — up to nine months of unpaid assessments ahead of the first mortgage (NRS 116.3116) — is one of the strongest in the country and can wipe out a lender's interest. That makes delinquency and the association's collection posture especially important signals, and the resale package (with a 5-day cancellation right) is where they surface.
Your rights in Nevada
Nevada owners get 21 days' notice of an assessment meeting, a comprehensive resale package with a 5-day cancellation right (NRS 116.4109), and the reserve study on request — but no statutory veto over a board assessment. None of this is legal advice — confirm against the current NRS 116 and Nevada counsel.
What to check
- Confirm 21 days' notice was given for the assessment meeting.
- Get the reserve study and compare it to the actual reserve balance.
- Read the minutes for the resolution authorizing the levy.
- Check the resale package for anticipated fees and assessments.
- Confirm the master policy still covers wildfire (now carve-out-able).
- Watch delinquency — the 9-month super-lien is in play.
Sources
- NRS 116.3115 — reserve funding & board assessment authority(High)
- NRS 116.3116 — association lien; 9-month super-priority(High)
- NRS 116.4109 — resale package & 5-day cancellation(High)
Educational only — not legal, financial, or engineering advice. Confirm against the current statute and, where it matters, a Nevada-licensed professional.
FAQ
Frequently asked questions
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