NRS 116.3115 (Nevada Common-Interest Ownership Act) · Last reviewed 2026
A special assessment is a one-time charge levied by an HOA board to cover an unexpected or deferred expense not covered by the operating budget or reserve fund. Below are the key rules that govern how Nevada HOAs may levy special assessments and what rights homeowners have.
Can levy without member vote
Board may levy special assessments for 'necessary and reasonable' common expenses. Member vote required if the assessment exceeds 25% of the prior year total budget OR exceeds $500 per unit, whichever is less.
Majority vote of the units' owners
Trigger: Special assessment exceeds 25% of the prior year total budget, or exceeds $500 per unit
21 days
Advance written notice to members before assessment levy
Available
Emergency assessments may bypass the member vote requirement for assessments necessary to prevent imminent harm or loss of essential services.
Nevada homeowners may file a complaint with the Nevada Real Estate Division (NRED). Ombudsman services are available for HOA disputes before litigation.
Pending special assessments must be disclosed in the resale disclosure package. Nevada NRED maintains a public registry of HOA complaints — lenders review this.
LotWize helps self-managed HOA boards in Nevada track reserve funding, plan budgets, issue violation notices, and communicate with homeowners — all in one place. Reduce the risk of surprise special assessments with built-in reserve health tracking.
Start 14-Day Free TrialThis page provides general legal information only — not legal advice. HOA special assessment laws vary by community type (planned community, condominium, cooperative, etc.) and are subject to change. The information on this page is based on statutes in effect as of 2026 and may not reflect recent legislative changes. Always consult a licensed HOA attorney and review your governing documents before taking action.