Nevada HOA website requirements, explained for volunteer boards
Since 2022, larger Nevada associations have had to keep a secure website or portal for owners. Here is what NRS 116.31069 says, who it applies to, what has to be on the site, when it took effect, and what changed about online payments in 2023, with the statute text quoted. Plain English, no legal advice.
Who it applies to
An association of a common-interest community that contains 150 or more units must have the website or portal. Associations with fewer than 150 units may set one up, and the law encourages it, but they are not required to.
1. Each association of a common-interest community that contains 150 or more units shall establish and maintain a secure Internet website or electronic portal that may be accessed by any unit's owner. The association shall make available on the website or within the electronic portal the following documents relating to the common-interest community or the association:
(a) The governing documents;
(b) The annual budget of the association and any proposed budgets; and
(c) The notices and agendas for any upcoming meetings of the association.
2. Each association of a common-interest community that contains fewer than 150 units may, and is encouraged to, establish and maintain a secure Internet website or electronic portal pursuant to subsection 1.
A unit is a physical portion of the community designated for separate ownership or occupancy (NRS 116.093).
What has to be posted
- The governing documents. Under NRS 116.049 that means the declaration, the documents that organize the association (such as the articles of incorporation), the bylaws and rules, and any other documents that govern the community or the association.
- The annual budget and any proposed budgets.
- Notices and agendas for any upcoming association meetings.
The site has to be secure and reachable by any unit’s owner. The statute does not define secure, and it does not say password or login. An owner login is one common way to do it.
When it took effect
The requirement was added by Senate Bill 186 in 2021 and took effect January 1, 2022. Senate Bill 378 changed it in 2023, and the current text has been in effect since June 13, 2023. The section does not set a penalty or a posting deadline.
Online payments: required for a few months, now optional
You may read that Nevada requires HOAs to take dues online. That was true only briefly. SB 186 added a rule that the website or portal must let owners pay assessments electronically, starting January 1, 2023. SB 378 removed that rule on June 13, 2023.
Today, an association’s website or portal under NRS 116.31069 may let owners pay online only if every condition in NRS 116.310695 is met. In short:
- The association, or its payment processor, keeps cybersecurity insurance of at least $5,000,000 covering stolen payment information.
- If the payment processor holds that policy, the association also keeps its own cybersecurity policy, in an amount set by the number of units.
- Online payment of a past due amount can be turned off once that amount has been sent to a collection agency.
- The association or processor follows Nevada’s personal information law, NRS 603A.010 to 603A.290.
- The board has weighed the costs and benefits, including the insurance, and decided online payment is in the association’s best interest.
These conditions cover any obligation paid through the site, including assessments, fines, fees and interest. Read NRS 116.310695 in full, including the insurance amounts by community size, and go through it with your attorney and insurance agent before turning online payments on.
A practical checklist
- 1.Count the units in your common-interest community
- 2.At 150 or more, set up a secure website or portal every owner can reach
- 3.Post the governing documents, the annual budget and any proposed budgets
- 4.Post the notice and agenda for every upcoming association meeting
- 5.Give every owner a way in, and help the ones who ask
- 6.Before taking payments through the site, go through the NRS 116.310695 conditions with your attorney and insurance agent
- 7.Put one board member in charge of keeping the site current
Running the association without a manager? Our guide to self-managing an HOA covers the rest of the job.
Sources: NRS Chapter 116, Statutes of Nevada 2021 (SB 186), and Statutes of Nevada 2023 (SB 378).
Common questions
Does my Nevada HOA need a website?
If your common-interest community contains 150 or more units, yes. NRS 116.31069 requires the association to establish and maintain a secure website or electronic portal that any unit’s owner can access, with the governing documents, the annual budget and any proposed budgets, and notices and agendas for upcoming meetings.
We have fewer than 150 units. Do we need one?
No. The statute says an association with fewer than 150 units may, and is encouraged to, set one up. It is not required.
Does Nevada require HOAs to accept dues online?
Not anymore. A 2021 law (SB 186) required the website or portal to let owners pay assessments electronically starting January 1, 2023. A 2023 law (SB 378) removed that requirement on June 13, 2023. Online payment through the website or portal is now optional, and allowed only if the conditions in NRS 116.310695 are met.
Does the site have to be password protected?
The statute says the website or portal must be secure and accessible to any unit’s owner. It does not define secure and does not use the word password. A portal where each owner signs in is one common way to meet it, and your attorney can confirm what fits your community.
Does DuesIQ meet the requirement?
Every DuesIQ community gets a public website and an owner portal where each owner signs in, and where the board posts documents, budgets and meeting notices. That is the kind of portal the statute describes. Whether your association complies depends on posting the required documents and keeping them current, so have your attorney confirm your setup. If your board wants owners to pay online through the portal, review the NRS 116.310695 conditions with your attorney and insurance agent first.
This guide is general information, not legal advice, and statutes change. Statute text retrieved October 15, 2026 from the Nevada Legislature’s official site. Confirm your association’s obligations with a Nevada community association attorney.
A secure owner portal, included
Every DuesIQ community gets a public website and an owner portal where the board posts documents, budgets and meeting notices. Setup is done for you, and the first 30 days are free.