CommonGround in Nevada
Nevada HOA compliance, enforced as code
Nevada's statutory enforcement procedure ships in CommonGround as a versioned rule set. Every requirement below is enforced as code: the legally correct path is the only path the software allows, and every blocked action comes back with the statute citation.
NV-116.31031-2026.06 · NRS 116.31031
Not legal advice. CommonGround provides compliance guidance, not legal advice. The summaries below are generated from CommonGround's versioned Nevada rule-set data and require attorney review before you rely on them — consult your association's attorney for legal questions.
What Nevada law requires — and how CommonGround enforces it
All common-interest communities (HOAs and condominiums)
Who decides the fine
Decision body — the board
The executive board decides the fine after the hearing. A committee of at least three members may hear/impose if the governing documents allow; participation by an assessment-delinquent board member voids the action ((9)). NRS 116.31031(1), (8)
In CommonGround: CommonGround routes the fine decision to the board and requires the recorded decision before any fine is assessed.
Notice, opportunity to be heard, and a recorded decision
A fine may not be imposed without the statutory written notice and a hearing, unless the fine is paid before the hearing, the board receives a written waiver, or the owner fails to appear after proper notice; the decision must be recorded. NRS 116.31031(4), (6)
In CommonGround: The workflow has no path around it: the notice must be sent, the opportunity to be heard must be offered, and the decision must be recorded — in that order — before a fine can exist.
The violation notice
Rule notice 30 days before the violation
A fine requires that, not less than 30 days BEFORE the alleged violation, the owner had been provided written notice of the applicable governing-document provisions forming its basis — a pre-violation rule-notice gate, NOT a pre-fine notice lead. NRS 116.31031(4)(a)
In CommonGround: CommonGround checks that the owner had written notice of the rule at least 30 days before the alleged violation — without it, the fine is blocked.
Response, cure, and hearing rights
Hearing-notice delivery method
The written notice of the alleged violation and hearing is sent by United States mail; a unit's owner is not deemed to have received it unless it is mailed to the address of the unit and, if different, to a mailing address specified by the unit's owner. NRS 116.31031(4)
In CommonGround: Only the statutory delivery methods (US mail) are accepted — recording any other method is refused with the citation — and the delivery record (method, who, when, with provider receipts where the channel produces them) is attached to the case record.
Required hearing-notice contents
The written notice must specify in detail the alleged violation, the proposed action to cure, the amount of the fine, and the date, time and location of the hearing, and must include a clear and detailed photograph of the alleged violation where it relates to something capable of being photographed. NRS 116.31031(4)(b)
- Violation detail
- Proposed cure action
- Fine amount
- Hearing date time location
- Photo or unphotographable statement
In CommonGround: CommonGround generates the hearing notice with every required element pre-filled; a notice missing one cannot be sent.
Hearing waiver / no-show
The hearing requirement is satisfied without a hearing where the fine is paid beforehand, the board receives a written waiver of the right to a hearing, or the owner does not appear after proper notice — recorded as a hearing waiver; the board decision is still required. NRS 116.31031(6)
In CommonGround: A recorded waiver or documented no-show satisfies the hearing step, and CommonGround captures exactly which one happened in the audit trail.
Fine limits
Per-day fine cap — $100
Non-imminent-threat fines may not exceed $100 per violation; continuing-violation accrual under subsection (7) is exempt from this cap. NRS 116.31031(1)(b)
In CommonGround: A daily fine over $100 is rejected at entry, with the citation, before it ever reaches a notice.
Single-fine cap — $100
A single non-imminent-threat fine may not exceed $100 per violation. NRS 116.31031(1)(b)
In CommonGround: A single fine over $100 can't be recorded — the form rejects it with the citation.
Aggregate fine cap — $1,000
Non-imminent-threat fines capped at a total of $1,000 per hearing; subsection (7) continuing-violation accrual is exempt from the subsection 1 caps. NRS 116.31031(1)(b)
In CommonGround: The running total is enforced as it accrues: the fine stops at $1,000 no matter how long the violation continues.
Adopted fine schedule / policy required
The secretary or other officer specified in the bylaws must prepare the schedule of fines and cause it to be hand-delivered or sent prepaid by United States mail to the mailing address of each unit or to any other mailing address designated in writing by the unit's owner; the adopted, delivered schedule is a prerequisite artifact to any fine. NRS 116.31031(3)
In CommonGround: No fine can be generated without the adopted fine policy or schedule on file — CommonGround checks for the artifact before the workflow opens.
Post-fine accrual — 14-day cure, then every 7 days
If the violation is not cured within 14 days after a fine (or a longer board-set period), additional fines of up to the original amount may be imposed per 7-day period without new notice or hearing, EXEMPT from the subsection 1 caps. NRS 116.31031(7)
In CommonGround: CommonGround tracks the 14-day post-fine cure period and the 7-day accrual cadence, keeping each subsequent fine within the original amount.
Late charges and collections
No late charges or interest on fines
Past-due fines must not bear interest. NRS 116.31031(11)
In CommonGround: Late charges and interest on fine balances are blocked at the ledger — they can't be added even by accident.
Run your Nevada association by the book.
Start your 30-day free trial. Self-serve setup, month-to-month, no contracts.