Understanding HOA Compliance Enforcement in Nevada:

What Homeowners Need to Know

At Modern Community Solutions, LLC, we specialize in providing professional HOA management services to communities throughout Las Vegas, Henderson, North Las Vegas, and Boulder City. One of the biggest questions we hear from homeowners and board members is: “Why does it take so long to fine someone for a violation?”

The short answer? Nevada state law—specifically NRS 116—protects homeowners by requiring a fair, multi-step process before any fines can be imposed. This process might seem slow, but it ensures that violations are enforced legally and fairly.

In this blog, we’ll explain:

How HOA inspections are conducted,
Why the law favors homeowners over the HOA,
And how you can help ensure your community stays in compliance without breaking the bank.

HOA Inspections: How Often and How Thorough?

Contrary to popular belief, community managers don’t inspect neighborhoods daily unless the management contract explicitly calls for it. For most HOAs in Clark County (including Las Vegas and surrounding areas), monthly inspections are the norm.

Here’s what happens during a typical inspection:

Managers drive through the community at posted speeds (10–15 mph).
If violations like overgrown weeds, damaged fences, or peeling paint are visible from a moving vehicle, a violation notice is triggered.
Smaller issues, like a few stray weeds or minor landscaping problems, can often be missed at this speed.

For communities that require a more detailed inspection, Modern Community Solutions offers walking inspections. This is ideal for smaller neighborhoods or communities with significant landscaping requirements. However, in larger communities, walking inspections can be time-consuming and costly—sometimes covering several miles of roads and sidewalks.

Nevada Law on HOA Violations: It’s a Process!

Nevada Revised Statute (NRS) 116 is clear: homeowners must be given fair notice and ample opportunity to correct violations before an HOA can impose fines. The process looks like this:

Step 1: Violation Notice

Management sends a written notice to the homeowner with:
- A clear photo of the violation,
- The specific section of the governing documents being violated,
- The address of the property in question.
NRS 116.31031 requires HOAs to give homeowners at least 14 days to correct the issue before escalating.

Step 2: Waiting for the Next Inspection

If the violation isn’t corrected within 14 days, a re-inspection is required.
Most HOA management contracts in Las Vegas, Henderson, and Boulder City include monthly inspections, which means it could be 30–45 days or more before the next check.

At Modern Community Solutions, we offer bi-monthly inspections to speed up this process, helping HOAs in cities like North Las Vegas and Henderson stay on top of recurring issues.

Step 3: Escalation to a Hearing

If the violation persists after the second notice, the issue goes to a hearing at the next executive board meeting.
Under NRS 116.31085, the homeowner must be notified and given a chance to attend the hearing.
Depending on the HOA’s meeting schedule (monthly or quarterly), this step can take additional weeks or months.

Step 4: Imposing the Fine

After the hearing, the board can finally impose a fine—up to the state cap of $100 per violation, not to exceed $1,000 total per incident (NRS 116.31031).

Why It Feels Slow (But It’s Actually Fair)

If you’re frustrated by a neighbor’s persistent violation, it’s important to understand two things:

The HOA must follow the state-mandated process to avoid legal challenges.
Privacy laws mean that the HOA cannot disclose the status of a violation to other homeowners.

This is why it sometimes feels like “nothing is happening,” even though multiple notices and hearings are underway.

How Homeowners Can Help Keep Communities Beautiful

Homeowners play a key role in ensuring the success of their HOA. Here’s how you can help:

Report Violations: If you notice a violation, provide a written statement (email is best) with the address, description, and—if possible—a photo.
Understand the Rules: Review your HOA’s governing documents so you know what is and isn’t allowed.
Stay Patient: Remember that your HOA must follow Nevada law, which takes time.

Costs of Compliance: Why More Inspections Aren’t Always Better

Additional inspections can speed up the enforcement process, but they come with added costs:

Printing and Mailing Notices: NRS 116.31068 requires violation notices to be mailed via USPS, which adds up in printing, envelopes, and postage.
Management Time: Bi-monthly or weekly inspections increase management fees, which can raise monthly assessments.

For most HOAs in Henderson, Las Vegas, and Boulder City, monthly inspections are sufficient to maintain a clean, compliant community without straining the budget.

On the Next Episode of Violation Enforcement…

Want to know how to really test your HOA’s patience? On my next episode of “How to Delay Compliance,” I’ll show you how to make your HOA jump through even more legal hoops to delay fines and maybe even avoid them altogether (just kidding, don’t do that!).

The Takeaway: Compliance Is About Fairness, Not Punishment

Nevada’s HOA laws ensure a balance between community standards and homeowners’ rights. It might take longer than you’d expect, but that’s because the law gives homeowners plenty of time and notice before fines are imposed.

At Modern Community Solutions, LLC, we’re proud to provide HOA management services that prioritize fairness, transparency, and efficiency. Whether you need monthly drive-through inspections, detailed walking inspections, or help enforcing violations, we’ve got your community covered in Las Vegas, Henderson, North Las Vegas, and Boulder City.

Contact us today to learn how we can help your HOA thrive—one compliant property at a time!