Meetings in a Las Vegas HOA: Agenda Basics

Every board for a Las Vegas HOA must meet on a predetermined basis (at least, once every 100 days) in order to review and vote on association matters. With every meeting comes the requirement to notice the residents that a meeting is coming up, typically, that notice comes in the form of an agenda. Board meeting agendas may come in many different formats and sizes. They can be very brief with only the state minimum requirements outlined or they can be set up to provide full details of every line item to be discussed at the meeting.

In Nevada, the requirements for an agenda are outlined in NRS 116.3108 and 116.31083.

As a board, or manager acting on behalf of a board a meeting notice, or agenda in most cases, must be sent no less than 10 days before the date of the meeting. Here are a the requirements set forth in NRS 116 along with agenda items that you might see for a regular board of directors meeting.

Agenda Basics per NRS 116, the board must, at a minimum, provide the following on the agenda:

  • Date, time and location of the meeting
  • Clear statement of the topics to be discussed
  • Two homeowner open forums, one at the beginning of the meeting and one at the end of the meeting
  • The first homeowner forum is dedicated to discussion related to the items on the agenda only
  • The second homeowner forum is dedicated to all other matters that the residents present would like to discuss

In addition to the above mentioned minimum agenda requirements, the board must also review the status of any open or pending litigation against the association, approve minutes from the last meeting and review the most recent set of “year-to-date” (YTD) financial statements for the association. Financial statements include the most recent YTD Revenue and Expense report for operating and reserve accounts, YTD reconciliation of operating and reserve accounts and the latest YTD bank statements for operating and reserve accounts.

Other items may be added to the agenda for review and/or approval and may include (not limited to) the following:

  • Bids
  • Contracts
  • Assessment Increases
  • Budgets
  • Insurance Premiums
  • Landscape Projects
  • Approval of a Reserve Study
  • Appointment of Board Member(s)

The list of items that can be added to an agenda is virtually endless but as long as the agenda for your association meets the minimum requirements set forth in NRS 116, the board of directors is in compliance.

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 @

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