How Do I Get My HOA's Records in Nevada? Your Inspection Rights Under NRS 116

What records you can inspect

Under NRS 116.31175 and related sections, owners can generally review:

• Financial statements, the annual budget, and the general ledger
• Bank statements and the reserve account balance
• The most recent reserve study
• Contracts with management companies, vendors, and contractors
• Minutes of board and membership meetings
• The CC&Rs, bylaws, articles, and adopted rules
• Records of violations, fines, and hearings that relate to you

What the HOA can keep confidential

The association can withhold a narrow set of items, including personnel and payroll records of individual employees, communications protected by attorney-client privilege, records of pending litigation strategy, and other owners' personal information such as violation histories. A blanket refusal based on 'confidentiality' is not lawful; the association must produce everything that is not specifically protected.

How to make an effective request

A request that gets results:

• Put it in writing to the board and the community manager
• List the specific records and the date range you want
• Cite NRS 116.31175 and the 21-day deadline
• Ask whether you can inspect in person before paying for copies
• Send by a method that proves delivery, such as email with a read receipt or certified mail
• Keep a copy of the request and track the deadline

Copy fees

The association may charge for copies, but Nevada caps the per-page charge, and the HOA cannot use fees to block access. Inspection itself is generally free. If the association demands large 'research fees' or legal review charges before inspection, ask in writing for the legal basis.

If the HOA refuses or ignores you

Escalate step by step. Send a follow-up letter noting the missed deadline. File a complaint with the Ombudsman for Owners in Common-Interest Communities at the Nevada Real Estate Division. If records are being withheld to hide mismanagement, a court action can compel production and may expose the association to fees. A records refusal is often the first sign of a larger governance problem, so document everything.

Why records requests matter

Records are the foundation of almost every HOA dispute. They show whether a fine followed the required process, whether reserves are underfunded, whether a special assessment was properly approved, and whether the board followed its own rules. Request them early, before you escalate any other dispute.