NevadaHOA Court Cases & Lawsuits (2026)
Nevada has some of the most homeowner-protective HOA legislation in the country, with the Nevada Revised Statutes Chapter 116 creating extensive procedural requirements — and the state's super-priority lien statute generated nationally significant mortgage lender litigation.
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Landmark Cases — Nevada
SFR Investments Pool 1 LLC v. U.S. Bank NA
Super-priority lien extinguished first mortgage
The Nevada Supreme Court held that Nevada's HOA super-priority lien statute (NRS 116.3116) could extinguish a first mortgage lien when the association foreclosed on unpaid assessments representing the super-priority portion of the lien. This landmark ruling sent shockwaves through the mortgage industry and prompted years of subsequent federal litigation, leading eventually to NRS amendments narrowing the statute.
Nevada's HOA super-priority lien statute, as interpreted in SFR, allowed HOA assessment lien foreclosure to extinguish first mortgages for the super-priority portion of unpaid assessments.
What this means
For Homeowners
While Nevada's super-priority lien law has since been amended to limit these outcomes, the case established that HOA assessment liens are serious legal instruments. If you receive notice of HOA lien foreclosure, act immediately — the consequences can include loss of your property and, previously, extinguishment of your lender's mortgage.
For Boards
Nevada HOA assessment liens have extraordinary power. Follow all statutory notice requirements precisely — NRS 116.3116's procedural requirements are detailed and mandatory. Given the mortgage industry litigation this ruling generated, consult HOA counsel on any lien foreclosure action.
Leighton v. The Lakes at Crystal Creek HOA
Election voided for NRS 116 violations
Homeowners challenged a board election where the incumbent board failed to use the statutorily required secret-ballot process, failed to appoint an independent election inspector, and counted ballots without allowing homeowners to observe. The court voided the election and ordered a new one conducted in strict compliance with NRS Chapter 116 election procedures.
Nevada NRS 116.311 requires secret ballots, an independent election inspector, and transparent vote counting; elections that do not comply are voidable.
What this means
For Homeowners
Nevada law (NRS 116.311) requires secret ballots, an independent election inspector, and transparency in vote counting for HOA elections. If these requirements are not followed, the election can be voided and rerun.
For Boards
Nevada HOA elections are heavily regulated. Hire a professional election services company or work carefully through the NRS 116 election procedure checklist. A voided election costs the association thousands in legal fees and administrative expense.
Summerlin HOA v. Alexander
Fines voided for procedural defects
An association levied escalating fines against a homeowner for a landscape violation without providing the required pre-fine written notice or hearing opportunity mandated by NRS 116.31031. The court voided all fines, finding the association's failure to follow statutory pre-fine procedures was fatal to its enforcement action.
Nevada NRS 116.31031 requires written notice, a cure period, and a hearing opportunity before HOA fines are valid; fines imposed without following this procedure are void.
What this means
For Homeowners
Nevada law requires specific written notice and a pre-fine hearing process before an HOA can impose fines. If your association skipped these steps, the fines may be void. Request the association's enforcement records to verify compliance with NRS 116.31031.
For Boards
NRS 116.31031 sets out a mandatory pre-fine process: written notice of violation, 30-day cure period, and notice of hearing before fines are imposed. Missing any step voids the fines entirely. Use a tickler system to track each step for every enforcement action.
Desert Shores Community Assn. v. Vasquez
Association fined for records refusal
A homeowner made multiple records inspection requests that the association denied or ignored, citing administrative burden. The court found that NRS 116.31175 gives members an unqualified right to inspect official records and imposed the statutory $500 fine per day for each day the records were wrongfully withheld. The association was also ordered to pay the homeowner's attorney fees.
Nevada HOA members have a statutory right to inspect official records; wrongful refusal results in $500-per-day penalties and mandatory attorney fees under NRS 116.31175.
What this means
For Homeowners
Nevada law provides one of the strongest records inspection statutes in the country, with a $500-per-day penalty for each day records are wrongfully withheld. If your HOA refuses a valid records request, document your requests carefully and consult an HOA attorney promptly.
For Boards
NRS 116.31175 requires that records be made available for inspection within five business days of a proper written request. Refusal or delay results in $500-per-day penalties plus mandatory attorney fees. Designate a records custodian and set up a process to respond within the statutory window.
Maravilla Park HOA v. Ramirez
Executive session abuse invalidated board actions
The association conducted nearly all substantive business in executive session, including votes on contracts, assessments, and rule changes, while reporting only cursory summaries in open session minutes. The court found that Nevada's open meeting requirement in NRS 116.31083 was violated by the systemic use of executive session for business that must be conducted in open meeting, and invalidated the actions taken improperly.
Nevada NRS 116.31083 limits executive session to specific statutory topics; board actions taken in improperly conducted executive session are voidable.
What this means
For Homeowners
Nevada law requires HOA board meetings to be open to members for most substantive business. If your board routinely conducts votes in executive session and you cannot attend or learn what was voted on, the actions taken may be challengeable as violations of NRS 116.31083.
For Boards
Executive session in Nevada is limited to specific statutory topics: personnel matters, contract negotiations, pending litigation, and member discipline hearings. All other business must be conducted in properly noticed open session. Minutes of open sessions must be made available to members within 30 days of the meeting.
Anthem Country Club Community Assn. v. Chin
Solar installation dispute resolved by statute
A homeowner sought to install rooftop solar panels. The association's architectural committee denied approval based on visibility from a community golf course. The homeowner invoked NRS 116.2111, which limits HOA authority to restrict solar energy systems to reasonable aesthetic regulations. The matter was resolved through mediation with the association approving the installation with minor panel orientation modifications.
Nevada NRS 116.2111 limits HOA authority to restrict solar installations to reasonable aesthetic regulations that do not significantly increase cost or reduce system efficiency.
What this means
For Homeowners
Nevada law protects your right to install solar energy systems and limits HOA restrictions to reasonable aesthetic regulations that do not significantly increase cost or reduce efficiency. If your HOA denies a solar application on aesthetic grounds, evaluate the denial against the NRS 116.2111 standard.
For Boards
Solar installation restrictions are limited by Nevada statute to reasonable aesthetic requirements. Denial of a solar application must be grounded in written standards that do not effectively prohibit solar. When in doubt, work toward a mediated resolution rather than a blanket denial.
Self-manage your Nevada HOA and reduce dispute risk — try LotWize.
The cases above show how procedural mistakes, inconsistent enforcement, and poor record-keeping lead to costly litigation. LotWize helps self-managed boards in Nevada track violations consistently, document meeting minutes properly, and follow the procedures that protect the association from the lawsuits in this database.
Start 14-Day Free TrialNot legal advice. Educational purposes only. Case summaries are simplified for general audiences and may omit procedural history, subsequent developments, or nuances relevant to specific situations. Nevada HOA law varies by community type, governing documents, and changes in statute. Always consult a licensed Nevada HOA attorney for advice specific to your situation. Last reviewed: 2026.