Special assessment from your Nevada HOA — can the board levy it without a vote?

Nevada at a glance

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.

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.