What it looks like
- A fine appeared on your account with no hearing
- The notice did not say which rule you broke or how to fix it
- No photograph was included
- Fines keep growing every week
- You were fined for something a guest or delivery driver did
What Nevada law says
Under NRS 116.31031, most Nevada associations may fine only if the governing documents allow it, and only after these steps:
- You had notice of the rule. You must have been given written notice of the provision at least 30 days before the violation.
- A detailed written notice. It must specify the violation, the proposed action to cure it, the amount of the fine, and the date, time, and place of a hearing.
- A photograph. The notice must include a clear and detailed photograph if the violation relates to the physical condition of the property, or to an act that can be photographed.
- A reasonable opportunity to cure or to contest the violation at a hearing before a fine is imposed.
If the violation does not pose an imminent threat to health, safety, or welfare, a fine may not exceed $100 per violation or $1,000 in total per hearing. If a violation is not cured within 14 days after the fine, it can become a continuing violation, and an additional fine can then be added for each seven-day period without a new hearing. A past-due fine may not bear interest.
At the hearing you are entitled to due process, including the right to counsel, the right to present witnesses, and the right to raise a conflict of interest of anyone on the panel. The hearing is held in closed session unless you ask in writing for it to be open (NRS 116.31085). An association generally may not foreclose on a lien that is based only on fines (NRS 116.31162).
The facts that matter
These are the questions that decide whether there is a practical path forward.
- Whether the governing documents authorize fines, and what the cited provision actually says
- Each notice you received, its date, and what it contained
- Whether a photograph was included
- Whether a hearing was offered before the fine, and whether you attended
- The amount of each fine and how it was calculated
Documents to gather
- Every notice and letter, with envelopes if you have them
- Your account ledger showing each fine
- The CC&Rs, rules, and any fine schedule
- The hearing notice and written decision
- Your own dated photographs of the condition
See our guide to getting your governing documents.
Options that usually fit
Demand, state filing, and mediation
Our core fixed-fee service: file review, a demand to the association, the state filing, and mediation.
Violation hearings
Your rights at the hearing before a fine, and how to prepare.
State mediation and the referee program
The step Nevada requires before most HOA lawsuits. What it is, what it costs, and what follows.
Complaint to the Real Estate Division
For violations of the HOA statute itself: records, meetings, elections, fine procedure, board conduct.
Common questions
Can my HOA fine me without a hearing?
Generally no. Nevada law requires notice and an opportunity for a hearing before a fine, unless you pay the fine first, waive the hearing in writing, or do not appear after proper notice.
How much can an HOA fine me in Nevada?
If there is no imminent threat to health, safety, or welfare, the limit is $100 per violation and $1,000 in total per hearing. A violation that is not cured within 14 days can become a continuing violation, with an additional fine for each seven-day period after that.
Can the HOA foreclose on my home over fines?
Generally not. An association may not foreclose a lien by sale based only on fines, with narrow exceptions for violations that threaten health, safety, or welfare and for certain construction penalties. Unpaid assessments are different and can lead to foreclosure.
This page is general information about Nevada law, not legal advice. Every dispute turns on its own facts and documents.