Las Vegas HOA Records: What Can Owners See?

As a homeowner in an association, have you ever been curious to know exactly what your HOA has been doing behind the scenes?  If you’ve ever asked yourself this question, you should know that you do have a right to see certain records that the association maintains.  NRS 116.31175 requires the board to allow owners access to certain records provided that the owner provide a written request to the board.  The board must allow an owner access to the records within 21 days after receiving the written request and may charge an owner up to $10.00 per hour to review the records.  The board may also charge for copies if requested (charges may not exceed 25 cents per page for the first 10 pages and not more than 10 cents per page after that).

Some records are required by law to be kept confidential such as homeowner files, which are only permitted to be seen by the community manager, the board and their legal counsel or the owner in which the file contains information about.  Most other records, however, can be reviewed by anyone who wants to see them, which must be kept for at least 10 years, with the exception of meeting minutes, which must be kept for the life of the association per NRS 116.3108.  Below is a list records that are considered public and can be viewed by an owner as well as the records that are considered confidential in accordance with NRS 116.31175 (4).

Association records can be viewed by owners:

  • Meeting Minutes (open meetings only)
  • Financial Statements
  • Budgets
  • Reserve Studies
  • Contracts
  • Court Records (relating to a civil or criminal action that the association is involved in)
  • Personnel Records (can only view hours worked, salary and benefits of the employee)

Some association records are considered confidential:

  • Personnel Records (personal information, performance reviews, etc.)
  • Homeowner Files (related to another units owner to include architectural plans)
  • Executive Session Minutes
  • Drafts (any item that has not been placed on an agenda and formally adopted/approved by the board in a meeting to include a reserve study and a budget)

If you have any questions, please feel free to contact a member of the Shelter Management Group (SMG) team, we would be happy to help!  Contact us at 702-818-4780 or info @ sheltermanagementgroup.com

Article Authored By: Jamie Collins, Supervising CAM, CMCA, AMS agent at Shelter Management Group (SMG)