What it looks like
- Assessments rise while maintenance declines
- Reserves are being used for operating costs
- Payments to vendors no one can identify
- No budget, financial statement, or audit is distributed
- A board member or manager benefits from association contracts
What Nevada law says
Associations must distribute a budget before each fiscal year, with a ratification meeting for owners (NRS 116.31151). Depending on the size of the annual budget, the financial statements must be reviewed or audited by an independent certified public accountant, and 15 percent of the voting members can demand an audit (NRS 116.31144). The board must review the financial statements at least quarterly. Fines must be accounted for separately from assessments.
Owners may obtain copies of the financial statements, budgets, and reserve study within 21 days of a written request (NRS 116.31175). Board members and officers generally may not contract with the association or take commissions, and community managers may not be paid based on the number or amount of fines (NRS 116.31185, 116.31187). Suspected theft is also a matter for law enforcement.
Our approach. Start with a records request. Our letter builder will prepare one that asks for the financial records the law entitles you to. Without those records there is nothing to evaluate.
The facts that matter
These are the questions that decide whether there is a practical path forward.
- Which payments or transfers are in question, with amounts and dates
- What the budget authorized
- Who approved the spending, according to the minutes
- Whether required audits or reviews were done
- Who benefited
Documents to gather
- Financial statements and budgets for the last several years
- The reserve study and reserve account statements
- The audit or review reports
- Contracts and invoices for the payments in question
- Minutes showing board approval, or the lack of it
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.
Court
For disputes that were not resolved at mediation and are strong on the documents.
Common questions
How do I find out where my HOA dues are going?
Request the financial statements, the current budget, and the reserve study in writing. The association must provide copies of those within 21 days. You may also ask to review contracts and other records.
This page is general information about Nevada law, not legal advice. Every dispute turns on its own facts and documents.