Nevada changed the law on HOA rental restrictions on July 1, 2026. Under the new version of NRS 116.335, passed by the 2025 Legislature in Assembly Bill 396, a homeowners association whose declaration authorizes rental restrictions or sets a rental cap can adopt rules that restrict or prohibit renting, to the extent the restriction is reasonably related to the underwriting requirements of mortgage lenders or insurance companies. The older rules that blocked an HOA from requiring approval to rent, or from charging a fee to register a lease, are no longer in that section. If you own or plan to rent out a home in Summerlin, Henderson, or anywhere else in the Las Vegas valley that sits in an HOA, your CC&Rs and your association's current rules now matter more than they did a year ago.
Common-interest communities in Nevada, including HOAs, are governed by NRS Chapter 116. Two sections of it control rentals, and both were amended effective July 1, 2026.
| Rule | Through June 30, 2026 | From July 1, 2026 |
|---|---|---|
| HOA rules restricting rentals (NRS 116.335) | If the declaration did not prohibit renting when you bought, the association could not prohibit it. | If the declaration authorizes rental restrictions or sets a rental cap, the association can adopt rules restricting or prohibiting rentals, to the extent reasonably related to lender or insurer underwriting requirements. |
| HOA approval to rent | Could not be required unless the declaration required it when you bought. | That provision is no longer in NRS 116.335. |
| Tenant and lease registration | The association had to follow its governing documents, could not ask renters for more information than owner-occupants (other than a copy of the lease), and could not charge a fee. | That provision is no longer in NRS 116.335. |
| Amending the declaration to restrict leasing (NRS 116.2117) | A use restriction added by amendment could not be enforced against someone who already owned the home. | An association can amend its declaration to restrict leasing to meet lender or insurer underwriting requirements, and that amendment can apply to current owners too. |
| Rental cap already full | Owner can ask the executive board for a hardship waiver; units the developer still owns don't count toward the cap. | Unchanged. |
Source: Nevada Revised Statutes 116.335 and 116.2117, both versions as published by the Nevada Legislature (amended by Statutes of Nevada 2025, effective July 1, 2026). Comparison by Home365.
What this means in practice: a summary of Nevada HOA rental law written before July 2026 may no longer reflect the statute. Some associations had rental provisions in their declarations all along, and those still apply. Others may adopt new rules under the 2026 version. The only reliable answer for a specific home is the association's current declaration, rules, and any amendments recorded since you bought.
Under NRS 116.31031, if the governing documents provide for it, an HOA's executive board can fine the owner or the tenant when a tenant violates the rules, and can suspend their use of common elements such as pools for a reasonable time. The statute sets out the steps the board must follow first.
| What NRS 116.31031 requires before a fine | Detail |
|---|---|
| A schedule of fines | If the association adopts fines, it must mail or hand-deliver a schedule of them to each unit. |
| 30 days' notice of the rule | The owner and, if different, the person being fined must have had written notice of the rule at least 30 days before the violation. |
| A detailed violation notice | It must describe the violation, the fix, the fine amount, and a hearing date, with a photo when the violation can be photographed. |
| A chance to cure or contest | The board must hold a hearing before fining, unless the fine is paid, the hearing is waived, or the person doesn't appear after proper notice. |
| Amount limits | For violations that don't threaten health, safety, or welfare, a fine can't exceed $100 per violation or $1,000 per hearing. |
| Continuing violations | If a violation isn't cured within 14 days, the board can add a fine up to the original amount for each further 7-day period. |
Source: Nevada Revised Statutes 116.31031, as published by the Nevada Legislature (2026).
Two practical points follow. First, because the notice rule applies to the person being fined, give your tenant the community rules in writing at move-in. Second, decide in the lease who is responsible for an HOA fine the tenant causes, and have an attorney review that wording. Past-due fines can't bear interest, but they can include the association's costs if it goes to court to collect.
Renting for less than 30 days is a separate question from long-term leasing. In a planned community where the declaration restricts units to residential use, NRS 116.340 requires all three of the following before a unit can be used as a vacation rental or other transient lodging for under 30 consecutive days: the governing documents of the association and any master association must not prohibit it, the executive board must approve it (with an exception for some communities that share a master association with a hotel), and the home must be properly zoned and hold any required local license.
Local licensing is its own hurdle. In unincorporated Clark County, operating a short-term rental without a valid short-term rental license under Clark County Code 7.100.230 is unlawful, and the county's application period closed on August 21, 2023 (Clark County Department of Business License). Inside city limits, the City of Las Vegas, Henderson, and North Las Vegas apply their own rules, so check with the city where the home sits. The 2026 version of NRS 116.335 also states that associations can enforce restrictions on renting units as transient lodging under those county and city laws.
Summerlin. Summerlin homes belong to one of three community associations: Summerlin North, Summerlin South, or Summerlin West (Summerlin Council, summerlink.com). If your neighborhood also has its own sub-association, it has separate CC&Rs, and both sets of rules apply to your home. Renters can get a Summerlin Resident ID card. The primary resident, owner or renter, shows a photo ID and a utility bill or lease agreement with the current address, and the card is complimentary. It gives access to registrations, reservations, and the community pools and amenities that are reserved for Summerlin residents (summerlink.com, Resident ID Cards). See our Summerlin property management page for local rental numbers.
Henderson. Henderson includes master-planned communities such as Green Valley Ranch, Anthem, and Inspirada. Each association writes its own rules, so don't assume one community's rules match another's. Your resale package and title report name every association your home belongs to. See our Henderson property management page.
North Las Vegas and the rest of the valley. Whether a home is in an HOA shows up in its title report and resale disclosures. The same state statutes apply across the valley. See our North Las Vegas property management page.
One rule helps renters in gated communities. Under NRS 116.2111, an association can't charge a fee for a person to enter the community to provide services to a home, its owner, or its tenant, or for a visitor or invitee of the owner or tenant to enter. Gate passes, transponders, and visitor lists are still set by each association, so ask how your tenant and their vendors get in.
Home365 is a property management company for rental homes across the Las Vegas valley. If you choose, Home365 can pay your HOA dues on your behalf and keep the association's details on file for your property. When an HOA sends a violation notice, Home365 can send someone to check the issue at the property. Home365 also handles leasing, tenant screening, maintenance, and rent collection. Both plans are priced as a percentage of rent. On Traditional, you pay for repairs as they come up. Profit Protect includes in-home repairs and a rent guarantee in one all-inclusive monthly rate, after a waiting period and subject to annual limits and exclusions in the agreement. Terms and conditions apply. For how management is priced in the valley, see our Las Vegas property management cost guide, and for the state rules on leases and deposits, see our Nevada landlord-tenant law guide.
In some cases, yes. Since July 1, 2026, if an association's declaration authorizes rental restrictions or sets a rental cap, the association can adopt rules restricting or prohibiting rentals to the extent the restriction is reasonably related to lender or insurer underwriting requirements (NRS 116.335). It can also amend the declaration to restrict leasing for the same purpose, and that amendment can apply to current owners (NRS 116.2117). Rental provisions already in your declaration still apply, so read your CC&Rs and any recent amendments.
The 2025 Legislature rewrote NRS 116.335 in Assembly Bill 396, effective July 1, 2026. The old rules that kept an HOA from prohibiting rentals or requiring approval unless the declaration said so when you bought, and that barred fees for lease registration, are no longer in that section. The new version lets associations whose declarations authorize rental restrictions adopt rules tied to lender or insurer underwriting requirements. The hardship waiver for full rental caps remains.
It can, if the governing documents provide for it. Under NRS 116.31031, the executive board can fine the owner or the tenant for a tenant's violation, but only after written notice of the rule at least 30 days before the violation, a detailed violation notice, and a chance to cure or contest it at a hearing. For violations that don't threaten health, safety, or welfare, a fine can't exceed $100 per violation or $1,000 per hearing. Give your tenant the rules in writing and state in the lease who is responsible for fines.
Only if every requirement is met. In a planned community restricted to residential use, NRS 116.340 requires that the governing documents not prohibit stays under 30 days, that the executive board approve the use (with an exception for some communities that share a master association with a hotel), and that the home be properly zoned and licensed. In unincorporated Clark County, operating a short-term rental without a county license is unlawful, and the application period closed on August 21, 2023 (Clark County). Cities set their own rules.
It depends on the manager. If you choose, Home365 can pay your HOA dues on your behalf and keep the association's details on file for your property. When an HOA sends a violation notice, Home365 can send someone to check the issue at the property. You still remain the owner of record, so keep your mailing address current with the association.
Sources: Nevada Revised Statutes 116.335, 116.2117, 116.31031, 116.340, and 116.2111, as published by the Nevada Legislature, including the versions effective July 1, 2026 (Statutes of Nevada 2025, Assembly Bill 396); Clark County Department of Business License, Short-Term Rental Units (Clark County Code Chapter 7.100); Summerlin Council, summerlink.com, community associations and Resident ID Cards pages. This article is general information as of October 2026, not legal advice. Check your CC&Rs and talk to a Nevada attorney about your specific home.