S.B. 222
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SENATE BILL NO. 222–SENATOR BUCK
FEBRUARY 19, 2025
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Referred to Committee on Judiciary
SUMMARY—Revises provisions relating to common-interest
communities. (BDR 10-640)
FISCAL NOTE: Effect on Local Government: No.
Effect on the State: No.
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EXPLANATION – Matter in bolded italics is new; matter between brackets [omitted material] is material to be omitted.
AN ACT relating to common-interest communities; revising
provisions relating to the recording of certain meetings in
a common-interest community; and providing other
matters properly relating thereto.
Legislative Counsel’s Digest:
Existing law authorizes a unit’s owner to record, under certain circumstances, a 1
meeting of the units’ owners or executive board on audiotape or any other means of 2
sound reproduction if the unit’s owner, before recording the meeting, provides 3
notice of his or her intent to record the meeting. (NRS 116.3108, 116.31083) 4
Section 1 of this bill authorizes a unit’s owner to record a meeting of the units’ 5
owners through the use of any means of audio or video recording or reproduction. 6
Section 2 of this bill similarly authorizes a unit’s owner to record a meeting of the 7
executive board through the use of any means of audio or video recording or 8
reproduction. 9
THE PEOPLE OF THE STATE OF NEVADA, REPRESENTED IN
SENATE AND ASSEMBLY, DO ENACT AS FOLLOWS:
Section 1. NRS 116.3108 is hereby amended to read as 1
follows: 2
116.3108 1. A meeting of the units’ owners must be held at 3
least once each year at a time and place stated in or fixed in 4
accordance with the bylaws. If the governing documents do not 5
designate an annual meeting date of the units’ owners, a meeting of 6
the units’ owners must be held 1 year after the date of the last 7
meeting of the units’ owners. If the units’ owners have not held a 8
meeting for 1 year, a meeting of the units’ owners must be held on 9
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the following March 1. At the annual meeting of the units’ owners 1
held pursuant to this subsection, the ballots for the election of 2
members of the executive board must be opened and counted. 3
2. An association shall hold a special meeting of the units’ 4
owners to address any matter affecting the common-interest 5
community or the association if its president, a majority of the 6
executive board or units’ owners constituting at least 10 percent, or 7
any lower percentage specified in the bylaws, of the total number of 8
votes in the association request that the secretary call such a 9
meeting. To call a special meeting, the units’ owners must submit a 10
written petition which is signed by the required percentage of the 11
total number of voting members of the association pursuant to this 12
subsection and which is mailed, return receipt requested, or served 13
by a process server to the executive board or the community 14
manager for the association. If the petition calls for a special 15
meeting, the executive board shall set the date for the special 16
meeting so that the special meeting is held not less than 15 days or 17
more than 60 days after the date on which the petition is received. 18
The association shall not adopt any rule or regulation which 19
prevents or unreasonably interferes with the collection of the 20
required percentage of signatures for a petition pursuant to this 21
subsection. 22
3. Not less than 15 days or more than 60 days in advance of 23
any meeting of the units’ owners, the secretary or other officer 24
specified in the bylaws shall cause notice of the meeting to be given 25
to the units’ owners in the manner set forth in NRS 116.31068. The 26
notice of the meeting must state the time and place of the meeting 27
and include a copy of the agenda for the meeting. The notice must 28
include notification of the right of a unit’s owner to: 29
(a) Have a copy of the minutes or a summary of the minutes of 30
the meeting provided to the unit’s owner upon request, in electronic 31
format at no charge to the unit’s owner or, if the association is 32
unable to provide the copy or summary in electronic format, in 33
paper format at a cost not to exceed 25 cents per page for the first 10 34
pages, and 10 cents per page thereafter. 35
(b) Speak to the association or executive board, unless the 36
executive board is meeting in executive session. 37
4. The agenda for a meeting of the units’ owners must consist 38
of: 39
(a) A clear and complete statement of the topics scheduled to be 40
considered during the meeting, including, without limitation, any 41
proposed amendment to the declaration or bylaws, any fees or 42
assessments to be imposed or increased by the association, any 43
budgetary changes and any proposal to remove an officer of the 44
association or member of the executive board. 45
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(b) A list describing the items on which action may be taken and 1
clearly denoting that action may be taken on those items. In an 2
emergency, the units’ owners may take action on an item which is 3
not listed on the agenda as an item on which action may be taken. 4
(c) A period devoted to comments by units’ owners regarding 5
any matter affecting the common-interest community or the 6
association and discussion of those comments. Except in 7
emergencies, no action may be taken upon a matter raised under this 8
item of the agenda until the matter itself has been specifically 9
included on an agenda as an item upon which action may be taken 10
pursuant to paragraph (b). 11
5. The secretary or other officer specified in the bylaws shall 12
cause minutes to be recorded or otherwise taken at each meeting of 13
the units’ owners. Not more than 30 days after each such meeting, 14
the secretary or other officer specified in the bylaws shall cause the 15
minutes or a summary of the minutes of the meeting to be made 16
available to the units’ owners. Except as otherwise provided in this 17
subsection, a copy of the minutes or a summary of the minutes must 18
be provided to any unit’s owner upon request, in electronic format at 19
no charge to the unit’s owner or, if the association is unable to 20
provide the copy or summary in electronic format, in paper format 21
at a cost not to exceed 25 cents per page for the first 10 pages, and 22
10 cents per page thereafter. 23
6. Except as otherwise provided in subsection 7, the minutes of 24
each meeting of the units’ owners must include: 25
(a) The date, time and place of the meeting; 26
(b) The substance of all matters proposed, discussed or decided 27
at the meeting; and 28
(c) The substance of remarks made by any unit’s owner at the 29
meeting if the unit’s owner requests that the minutes reflect his or 30
her remarks or, if the unit’s owner has prepared written remarks, a 31
copy of his or her prepared remarks if the unit’s owner submits a 32
copy for inclusion. 33
7. The executive board may establish reasonable limitations on 34
materials, remarks or other information to be included in the 35
minutes of a meeting of the units’ owners. 36
8. The association shall maintain the minutes of each meeting 37
of the units’ owners until the common-interest community is 38
terminated. 39
9. A unit’s owner may record [on audiotape or] through any 40
[other] means of sound or video recording or reproduction a 41
meeting of the units’ owners if the unit’s owner, before recording 42
the meeting, provides notice of his or her intent to record the 43
meeting to the other units’ owners who are in attendance at the 44
meeting. 45
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10. The units’ owners may approve, at the annual meeting of 1
the units’ owners, the minutes of the prior annual meeting of the 2
units’ owners and the minutes of any prior special meetings of 3
the units’ owners. A quorum is not required to be present when the 4
units’ owners approve the minutes. 5
11. As used in this section, “emergency” means any occurrence 6
or combination of occurrences that: 7
(a) Could not have been reasonably foreseen; 8
(b) Affects the health, welfare and safety of the units’ owners or 9
residents of the common-interest community; 10
(c) Requires the immediate attention of, and possible action by, 11
the executive board; and 12
(d) Makes it impracticable to comply with the provisions of 13
subsection 3 or 4. 14
Sec. 2. NRS 116.31083 is hereby amended to read as follows: 15
116.31083 1. A meeting of the executive board must be held 16
at least once every quarter, and not less than once every 100 days 17
and must be held at a time other than during standard business hours 18
at least twice annually. 19
2. Except as otherwise provided in subsection 3 or in an 20
emergency or unless the bylaws of an association require a longer 21
period of notice, the secretary or other officer specified in the 22
bylaws of the association shall, not less than 10 days before the date 23
of a meeting of the executive board, cause notice of the meeting to 24
be given to the units’ owners. Such notice must be: 25
(a) Given to the units’ owners in the manner set forth in NRS 26
116.31068; or 27
(b) Published in a newsletter or other similar publication that is 28
circulated to each unit’s owner. 29
3. Notwithstanding any other provision of law or the governing 30
documents of the association to the contrary, if the executive board 31
holds a meeting limited exclusively to items for which the executive 32
board may meet in executive session: 33
(a) Pursuant to paragraph (c) or (d) of subsection 3 of NRS 34
116.31085, the secretary or other officer specified in the bylaws of 35
the association is required to give notice of the meeting only to a 36
person who may be subject to a hearing scheduled for that meeting. 37
(b) Pursuant to any provision of law other than paragraph (c) or 38
(d) of subsection 3 of NRS 116.31085, the secretary or other officer 39
specified in the bylaws of the association is required to: 40
(1) Post notice of the executive session in one or more 41
prominent places within the common elements of the association; 42
and 43
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(2) Provide electronic notice of the executive session to all 1
units’ owners who have provided the association with an electronic 2
mail address. 3
4. In an emergency, the secretary or other officer specified in 4
the bylaws of the association shall, if practicable, cause notice of the 5
meeting to be sent prepaid by United States mail to the mailing 6
address of each unit within the common-interest community. If 7
delivery of the notice in this manner is impracticable, the notice 8
must be hand-delivered to each unit within the common-interest 9
community or posted in a prominent place or places within the 10
common elements of the association. 11
5. The notice of a meeting of the executive board must state the 12
time and place of the meeting and include a copy of the agenda for 13
the meeting or the date on which and the locations where copies of 14
the agenda may be conveniently obtained by the units’ owners. The 15
notice must include notification of the right of a unit’s owner to: 16
(a) Have a copy of the audio recording, the minutes or a 17
summary of the minutes of the meeting provided to the unit’s owner 18
upon request, in electronic format at no charge to the unit’s owner 19
or, if the association is unable to provide the copy or summary in 20
electronic format, in paper format at a cost not to exceed 25 cents 21
per page for the first 10 pages, and 10 cents per page thereafter. 22
(b) Speak to the association or executive board, unless the 23
executive board is meeting in executive session. 24
6. The agenda of the meeting of the executive board must 25
comply with the provisions of subsection 4 of NRS 116.3108. A 26
period required to be devoted to comments by the units’ owners and 27
discussion of those comments must be scheduled for both the 28
beginning and the end of each meeting. During the period devoted 29
to comments by the units’ owners and discussion of those comments 30
at the beginning of each meeting, comments by the units’ owners 31
and discussion of those comments must be limited to items listed on 32
the agenda. In an emergency, the executive board may take action 33
on an item which is not listed on the agenda as an item on which 34
action may be taken. 35
7. At least once every quarter, and not less than once every 100 36
days, unless the declaration or bylaws of the association impose 37
more stringent standards, the executive board shall review, at a 38
minimum, the following financial information at one of its 39
meetings: 40
(a) A current year-to-date financial statement of the association; 41
(b) A current year-to-date schedule of revenues and expenses for 42
the operating account and the reserve account, compared to the 43
budget for those accounts; 44
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(c) A current reconciliation of the operating account of the 1
association; 2
(d) A current reconciliation of the reserve account of the 3
association; 4
(e) The latest account statements prepared by the financial 5
institutions in which the accounts of the association are maintained; 6
and 7
(f) The current status of any civil action or claim submitted to 8
arbitration or mediation in which the association is a party. 9
8. The secretary or other officer specified in the bylaws shall 10
cause each meeting of the executive board to be audio recorded and 11
the minutes to be recorded or otherwise taken at each meeting of the 12
executive board, but if the executive board is meeting in executive 13
session, the meeting must not be audio recorded. Not more than 30 14
days after each such meeting, the secretary or other officer specified 15
in the bylaws shall cause the audio recording of the meeting, the 16
minutes of the meeting and a summary of the minutes of the 17
meeting to be made available to the units’ owners. Except as 18
otherwise provided in this subsection, a copy of the audio recording, 19
the minutes or a summary of the minutes must be provided to any 20
unit’s owner upon request, in electronic format at no charge to the 21
unit’s owner or, if the association is unable to provide the copy or 22
summary in electronic format, in paper format at a cost not to 23
exceed 25 cents per page for the first 10 pages, and 10 cents per 24
page thereafter. 25
9. Except as otherwise provided in subsection 10 and NRS 26
116.31085, the minutes of each meeting of the executive board must 27
include: 28
(a) The date, time and place of the meeting; 29
(b) Those members of the executive board who were present and 30
those members who were absent at the meeting; 31
(c) The substance of all matters proposed, discussed or decided 32
at the meeting; 33
(d) A record of each member’s vote on any matter decided by 34
vote at the meeting; and 35
(e) The substance of remarks made by any unit’s owner who 36
addresses the executive board at the meeting if the unit’s owner 37
requests that the minutes reflect his or her remarks or, if the unit’s 38
owner has prepared written remarks, a copy of his or her prepared 39
remarks if the unit’s owner submits a copy for inclusion. 40
10. The executive board may establish reasonable limitations 41
on materials, remarks or other information to be included in the 42
minutes of its meetings. 43
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11. The association shall maintain the minutes of each meeting 1
of the executive board until the common-interest community is 2
terminated. 3
12. A unit’s owner may record [on audiotape or] through any 4
[other] means of sound or video recording or reproduction a 5
meeting of the executive board, unless the executive board is 6
meeting in executive session, if the unit’s owner, before recording 7
the meeting, provides notice of his or her intent to record the 8
meeting to the members of the executive board and the other units’ 9
owners who are in attendance at the meeting. 10
13. As used in this section, “emergency” means any occurrence 11
or combination of occurrences that: 12
(a) Could not have been reasonably foreseen; 13
(b) Affects the health, welfare and safety of the units’ owners or 14
residents of the common-interest community; 15
(c) Requires the immediate attention of, and possible action by, 16
the executive board; and 17
(d) Makes it impracticable to comply with the provisions of 18
subsection 2, 3 or 6. 19
Sec. 3. This act becomes effective upon passage and approval. 20
H