52Editions

HOA Records Request Letter (Nevada)

Fill in the highlighted fields to create a Nevada HOA records request. The board must provide the financial statement, budgets and reserve study within 21 days of a written request. Click any field to type your details, then copy the letter or download it as a Word file. There is no sign-up and no charge.

[Date]

[Name of Association]
Attn: Executive Board, c/o [Community Manager]
[Association Address]

Re: Request for books and records under NRS 116.31175

Dear Executive Board,

I am the owner of [Unit Address] in [Name of Association]. Under NRS 116.31175, I request the following:

  1. Copies, in electronic format at no charge, of the association's current financial statement, current budgets and reserve study.
  2. The opportunity to review the following books, records and papers at the association's business office or a designated location: [Records to Review, for example "all contracts to which the association is a party and the general record of violations"].

Please send electronic copies to [Email Address]. Please tell me the dates and place the other records will be available for review during regular working hours.

I understand that copies of the records in item 1 are due within 21 days of your receipt of this request.

Sincerely,

[Your Name]
[Unit Address]
[Phone or Email]
[Signature]

What this letter does

A Nevada HOA records request letter asks the executive board to make the association's books and records available under NRS 116.31175. Nevada draws a line between records you can review and records the board must copy for you within a fixed time, so the letter should ask for each in the right way.

Key rules in NRS 116.31175

  • Written request. The board must make books, records and other papers available for review upon a unit owner's written request. Review takes place at the association's business office or a designated location not more than 60 miles from the community, during regular working hours.
  • What is included. The statute lists the financial statement, the budgets, the reserve study, and all contracts to which the association is a party along with court records on civil or criminal actions involving the association.
  • 21 days for copies. The board must provide a copy of the financial statement, budgets and reserve study to an owner or the Ombudsman within 21 days after receiving a written request. The copies must be in electronic format at no charge. If the association cannot provide electronic copies, it may charge the actual cost of preparing a copy, up to 25 cents per page for the first 10 pages and 10 cents per page after that.
  • Penalty. If the board fails to provide the copies within 21 days, it must pay a penalty of $25 for each day it fails to provide them.
  • Review fee cap. The board may not require an owner to pay more than $25 per hour to review records.
  • Ten-year retention. Books, records and papers must be kept for at least 10 years, except that minutes follow other statutes.
  • Violation record. The board must maintain a general record of each violation (other than nonpayment) for which it imposed a fine, construction penalty or other sanction. The record describes the violation and the sanction but must not name the person or the unit.

What is excluded

Subsection 1 does not apply to personnel records (apart from records of hours worked, salaries and benefits), records relating to another owner including architectural plans submitted by that owner, and documents still being developed for final board consideration that have not been placed on an agenda for approval.

The Ombudsman

If the board refuses to let an owner review records, the Ombudsman may review them on the owner's behalf upon a written request. If the Ombudsman is denied access, the Ombudsman may ask the Commission to issue a subpoena for the records.

How to use the letter

  1. Ask for the copies and for review in the same letter, as above.
  2. Keep proof of the date the board received it.
  3. Count 21 days.
  4. If the board misses the deadline, note the daily penalty and consider contacting the Ombudsman.

Statutes change, so confirm the current text of NRS 116.31175. For resale documents, see the Nevada resale package. The general records request letter covers other states.

If the records show a charge you dispute, send an HOA dispute letter. Boards handling a request can review the duties of HOA directors.

Common questions

How long does a Nevada HOA have to provide records?

Twenty-one days for copies of the financial statement, budgets and reserve study, with a $25-per-day penalty if the board is late.

Can the HOA charge for electronic copies?

No. The statute requires those copies in electronic format at no charge, unless the association cannot provide them electronically.

This page gives general information and sample wording. It is not legal advice, and requirements differ by state and by association.