What it looks like
- A written request went unanswered
- You were told the records are confidential
- You were quoted a large fee
- Only some of what you asked for was produced
- The manager says only the board can see contracts
What Nevada law says
Under NRS 116.31175, on an owner's written request the board must make the association's books, records, and other papers available for review at its business office or another designated location, during regular working hours. That includes financial statements, budgets, the reserve study, and contracts to which the association is a party.
- Copies of financial statements, budgets, and the reserve study must be provided within 21 days of a written request. A penalty of $25 per day applies if the board does not comply.
- Cost. Copies are to be provided electronically at no charge. If the association cannot provide them electronically, it may charge 25 cents per page for the first 10 pages and 10 cents per page after that. Any charge for reviewing records is capped at $25 per hour.
- What may be withheld. Personnel records other than hours, salaries, and benefits; records relating to another owner; and drafts not yet placed on an agenda for approval.
- Violation log. The association must keep a general record of each fine or sanction, without names, that owners can review.
If a request is refused, the Ombudsman may review the records on the owner's behalf on written request. Retaliating against an owner for a good-faith records request is prohibited (NRS 116.31183). These rights belong to unit owners.
Our approach. A records request is something most owners can do themselves, and our letter builder will write it for you. If the association still refuses, a complaint to the Real Estate Division is usually the next step.
The facts that matter
These are the questions that decide whether there is a practical path forward.
- Exactly what you requested, in writing, and when
- How it was delivered and to whom
- The response, if any, and the reason given
- Any fee you were quoted
- Why you need the records, if it relates to another dispute
Documents to gather
- A copy of your written request
- Proof of delivery, such as a certified mail receipt or email
- Any written response
- A note of dates on which you followed up
See our guide to getting your governing documents.
Options that usually fit
Complaint to the Real Estate Division
For violations of the HOA statute itself: records, meetings, elections, fine procedure, board conduct.
Demand, state filing, and mediation
Our core fixed-fee service: file review, a demand to the association, the state filing, and mediation.
Common questions
How long does my HOA have to give me records?
For copies of the financial statement, budgets, and reserve study, 21 days after a written request. For other records, the law requires that they be made available for review on written request but does not set a number of days.
Can my HOA charge me for records?
Copies are supposed to be provided electronically at no charge. If that is not possible, the charge is limited to 25 cents per page for the first 10 pages and 10 cents after that, and any charge for review time is capped at $25 per hour.
This page is general information about Nevada law, not legal advice. Every dispute turns on its own facts and documents.