MEETING RULES: NEVADA
Nevada meeting rules,
between elections.
Nevada is the most prescriptive of the eight, and the one where the minutes themselves are regulated: the statute lists what they have to contain, requires the board meeting to be audio recorded, and gives owners 30 days to receive it.
Notice runs 15 to 60 days for an owners meeting and at least 10 days for a board meeting, and owners get a comment period at both the start and the end of every board meeting.
Our reading, to support your review, not legal advice.
Confirm with your attorney before the board acts.
Reviewed on Sep 1, 2026
Read at a republisher that prints the section text, because the state does not serve these pages to an automated reader. Confirm at the legislature before your board relies on it.
NOTICE
Notice for the annual meeting in Nevada
Days below are counted back from the meeting date. Where the statute sets a ceiling as well as a floor, the notice has to land inside the window, not simply before it.
Every association
Nevada Common-Interest Ownership Act, NRS Chapter 116
| Notice | The rule | Section |
|---|---|---|
| Meeting of the units owners | 15 to 60 days beforeA meeting of the units owners is held at least once a year. Notice goes out not less than 15 nor more than 60 days ahead, states the time and place, and includes a copy of the agenda.How it travels: To the electronic mail address the owner designates, with hand delivery, prepaid United States mail or a commercially reasonable delivery service for an owner who has opted out. | Nev. Rev. Stat. §116.3108(1), (3) |
Worked example: a meeting on Dec 1, 2026
- Meeting of the units owners: for a meeting on Dec 1, 2026, notice goes out between Oct 2 and Nov 16, 2026.
That is arithmetic on the day counts above, nothing more. Your bylaws may ask for longer, weekends and holidays are not adjusted for, and a date is not a ruling on your meeting.
BOARD MEETINGS
Board meetings in Nevada
Open to owners
A units owner may attend any meeting of the units owners or of the executive board and speak at it, except while the board is in executive session. An owner may audio record an open board meeting after telling the board and the owners present.
Comment twice
A period for owner comments and discussion of them has to be scheduled at both the beginning and the end of every board meeting. Comments in the opening period are limited to items on the agenda.
Executive session
The board may meet in private only to consult counsel on a matter covered by attorney-client privilege, to discuss the character, conduct, competence or health of an employee or the community manager, to discuss an alleged violation of the governing documents, or to discuss an alleged failure to follow a construction schedule. An owner accused of a violation may ask for the hearing to be open.
Money, every quarter
At least once a quarter, and never more than 100 days apart, the board has to review at a meeting the year-to-date financial statement, the revenue and expense schedule against budget, the operating and reserve reconciliations, the latest bank statements and the status of any civil action or claim.
Every association
Nevada Common-Interest Ownership Act, NRS Chapter 116
| Notice | The rule | Section |
|---|---|---|
| Executive board meeting | At least 10 days beforeNotice of a board meeting goes to the units owners not less than 10 days before it, except in an emergency or where the bylaws ask for longer. It states the time and place, includes the agenda or says where copies may be obtained, and tells owners they may speak and may have the recording, minutes or summary on request.How it travels: As set out in NRS §116.31068, or published in a newsletter or similar publication circulated to every owner. | Nev. Rev. Stat. §116.31083(2), (5) |
MINUTES AND RECORDS
Minutes and records in Nevada
What the minutes must say
Minutes of a board meeting have to include the date, time and place, who was present and who was absent, the substance of every matter proposed, discussed or decided, each member vote on anything decided by vote, and the substance of what an owner said if that owner asks for it to be recorded.
Recorded, and out in 30 days
Every board meeting is audio recorded, except an executive session, and minutes are taken. Within 30 days the recording, the minutes and a summary of the minutes are made available to the units owners. Minutes of an owners meeting are made available within 30 days as well.
Kept until the community ends
The association maintains the minutes of every board meeting until the common-interest community is terminated. Books, records and papers are kept for at least 10 years.
Twenty-one days
Books, records and papers go to an owner within 21 days of a written request. Electronic copies of a recording, minutes or summary are free. On paper the charge may not exceed 25 cents a page for the first 10 pages and 10 cents a page after that.
PROXIES AND QUORUM
Proxies and quorum in Nevada
Quorum is 20 per cent
Unless the governing documents say otherwise, a quorum is present when owners entitled to cast 20 per cent of the votes are there in person, by proxy, or have cast absentee ballots.
Who may hold a proxy
An owner may give a proxy only to a member of the immediate family, a tenant who lives in the community, another owner who lives in the community, or an authorised delegate. The proxy has to be dated, name the meeting, and name each agenda item and how the holder must vote, unless it is used only to establish a quorum. The holder discloses at the start of the meeting how many proxies are being carried.
Ends with the meeting
A proxy terminates immediately after that meeting and any recessed session of it. No proxy may be used to elect or remove a member of the executive board.
NEXT
What to do with this.
This page adds what the election page does not: The 10-day board meeting notice, comment periods at both ends of the meeting, the statutory list of what minutes must contain, the audio recording duty, the 30-day publication rule and the 21-day records clock. The ballot rules for Nevada stay where they already are, on vote.direct, and that page is linked below.
Reading a statute is not the same as running a meeting. Send us your roster and we set your community up on the phone, in one sitting. Call or text (512) 222-8191.
QUESTIONS
Nevada board questions, answered
How much notice does a Nevada association have to give for the annual meeting?
A meeting of the units owners is held at least once a year. Notice goes out not less than 15 nor more than 60 days ahead, states the time and place, and includes a copy of the agenda. For a meeting on Dec 1, 2026, that puts the notice between oct 2 and nov 16, 2026. That is arithmetic on the statute, not a ruling on your meeting. Nev. Rev. Stat. §116.3108(1), (3). Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
Are Nevada HOA board meetings open to homeowners?
A units owner may attend any meeting of the units owners or of the executive board and speak at it, except while the board is in executive session. An owner may audio record an open board meeting after telling the board and the owners present. Nev. Rev. Stat. §116.31085(1); §116.31083(12). Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
Can an owner speak at a Nevada board meeting?
A period for owner comments and discussion of them has to be scheduled at both the beginning and the end of every board meeting. Comments in the opening period are limited to items on the agenda. Nev. Rev. Stat. §116.31083(6). Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
How much notice does a Nevada board meeting need?
Notice of a board meeting goes to the units owners not less than 10 days before it, except in an emergency or where the bylaws ask for longer. It states the time and place, includes the agenda or says where copies may be obtained, and tells owners they may speak and may have the recording, minutes or summary on request. Nev. Rev. Stat. §116.31083(2), (5). Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
How fast does a Nevada association have to answer a records request?
Every board meeting is audio recorded, except an executive session, and minutes are taken. Within 30 days the recording, the minutes and a summary of the minutes are made available to the units owners. Minutes of an owners meeting are made available within 30 days as well. Nev. Rev. Stat. §116.31083(8); §116.3108. Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
How long does a Nevada association have to keep its records?
The association maintains the minutes of every board meeting until the common-interest community is terminated. Books, records and papers are kept for at least 10 years. Nev. Rev. Stat. §116.31083(11); §116.31175. Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
Do proxies count toward a quorum in Nevada?
Unless the governing documents say otherwise, a quorum is present when owners entitled to cast 20 per cent of the votes are there in person, by proxy, or have cast absentee ballots. Nev. Rev. Stat. §116.3109(1). Our reading, to support your review, not legal advice. Confirm with your attorney before the board acts.
Does governance.center tell us our Nevada meeting was properly noticed?
No, and it never will. We show you the statute, the date the arithmetic produces and the section it came from, so your board and your attorney can check our work. Your bylaws may set a longer period than the state does, and where they do, the bylaws govern. We never tell a board that it is compliant.
Our reading, to support your review, not legal advice.
Confirm with your attorney before the board acts.
Your bylaws may ask for a longer period than the state does, and where they do, the bylaws govern. We never tell a board that it is compliant. If something here does not match what your attorney reads, call (512) 222-8191 and tell us. We will correct it.