Revises provisions governing common-interest communities. (BDR 10-80)
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SB 121 — Revises provisions governing common-interest communities. (BDR 10-80)
Last action — Vetoed by the Governor. (Return to 84th Session.)
No card. One bill, free forever — alerts when it moves.
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✓Introduced
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✓In Committee
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✓Passed Senate
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✓Passed Assembly
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5To Executive
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6Enacted
This bill died with 2025 Regular Session. It reached “To Executive” and never advanced before the session ended, so it can no longer move — a new version would have to be reintroduced in the current session.
Vetoed by Governor Joe Lombardo (Republican) on June 05, 2025.
This bill is no longer active — its legislative session has ended, so there is no live prognosis. It would have to be reintroduced in the current session to move again.
Bill Text
What changed in the latest version
387 added · 412 removedPlain-language change summary
The updated version of Senate Bill No. 121 includes several important changes for unit-owners in common-interest communities. Notably, it now prohibits associations from requiring homeowners to install landscaping in their backyards until 24 months after they buy the unit, giving new owners more time to settle in. Additionally, associations can't charge late fees sooner than 30 days after a payment is overdue, which could ease financial pressure on residents facing delays. These changes are significant because they enhance homeowner rights and provide greater flexibility and protection for residents in these communities.
(ReprintedSenate withBill amendmentsNo. adopted on April 17, 2025) FIRST REPRINT S.B.
121121–Senator SENATENeal BCHAPTER.......... ILLN O.
121–SENATOR N EAL PREFILED JANUARY 28, 2025 ____________ Referred to Committee on Judiciary SUMMARY—Revises provisions governing common-interest communities.
(BDR 10-80) FISCAL NOTE:
Effect on Local Government:
No.
Effect on the State:
No.
~ EXPLANATION – Matter in bolded italics is new;
matter between brackets [omitted material] is material to be omitted.
Existing law requires a unit-owners’ association for a common-interest community to adopt bylaws and authorizes an association to amend the bylaws and adopt rules and regulations concerning the community.
(NRS 116.3102) Section 11d of this bill prohibits the executive board and governing documents of an association from requiring a unit’s owner to install landscaping in the back yard of his or her unit sooner than 3624 months after the close of escrow for the initial purchase of the unit.unit from a declarant.
Section 1 further authorizes the executive board and governing documents of an association to require a unit’s owner to install a thin layer of rock in the back yard of his or her unit not sooner than 1812 months after the closeclosExisting oflaw escrowauthorizes a unit-owners’ association to charge reasonable fees for thecosts initialassociated purchasewith ofcollecting theany unit.past due obligation.
costs(NRS associated116.310313) withSection collectingof anythis pastbill dueprohibits obligation.an association from:
(NRS 116.310313) Sectionr 2 of this bill prohibits an association from:
- *SB121_R1* – 2 – Existing law authorizes a unit-owners’ association to assess a unit’s owner for certain damages or common expenses.
(NRS 116.3115) Section 3 of this bill prohibits an association from assessing a unit’s owner for an oil stain that is located entirelyentiExisting onlaw authorizes the drivewaygoverning documents of a unit-owners’ association to set forth rules that reasonably restrict parking in the unit’scommon-interest owner.community and authorizes an association to impose fines for a violation of the governing documents.
to set forth rules that reasonably restrict parking in the common-interest community and authorizes an association to impose fines for a violation of the governing documents.
(NRS 116.31031, 116.350) Section 4 of this bill prohibits an association from restricting the parking of certain vehicles commercialdisplaying advertisement containing a sexualcommercial portrayaladvertisement, orother depictingthan anvehicles imagedisplaying a relating to the sale of a controlled substance.
Existing law imposes certain requirements relating to agreements for the management of a common-interest community and requires the Commission for Common-Interest Communities and Condominium Hotels to adopt regulations regarding the transfer of all books, records and other papers of a client upon the - 83rd Session (2025) – 2 – bill requires, with certain exceptions, the association to provide notice of the termination orof assignmentan agreement to be posted within the common elements of suchan association and provided by electronic mail to all units’ owners who have provided the association with an agreement.electronic mail address.
(NRSEXPLANATION 116A.620)– SectionMatter 5in ofbolded thisheitalics billis requires,new; with certain exceptions, the association to provide notice of the termination of an agreement to be posted within the common elements of an association and provided by electronic mail to all units’ owners who have provided the association with an electronic mail address.
matter between brackets [omitted material] is material to be omitted.
Except as otherwise provided in subsection 2, the executive board of an association and the governing documents of that association may not require a unit’s owner to install landscaping in the back yard of his or her unit sooner than 3624 months after the close of escrow for the initial purchase of the unit.unit from a declarant.
The executive board of an association and the governing documents of that association may require a unit’s owner to install a thin layer of rock in the back yard of his or her unit not sooner than 1812 months after the close of escrow for the initial purchase of the unit.unit from a declarant.
2.(a) Charge a unit’s owner a late fee sooner than 30 days after any obligation becomes past due.
An association may not:
- *SB121_R1* – 3 – (a) Charge a unit’s owner a late fee sooner than 30 days after any obligation becomes past due.
(a)- “Costs83rd ofSession collecting”(2025) includes– any3 fee,– charge or cost, by whatever name, including, without limitation, any collection fee, filing fee, recording fee, fee related to the preparation, recording or delivery of a lien or lien rescission, title search lien fee, bankruptcy search fee, referral fee, fee for postage or delivery and any other fee or cost that an association charges a unit’s owner for the investigation, enforcement or collection of a past due obligation.
After an assessment has been made by the association, assessments must be made at least annually, based on a budget adopted at least annually by the association in accordance with the requirements set forth in NRS 116.31151.
(b) The association shall establish adequate reserves, funded on a reasonable basis, for the repair, replacement and restoration of the major components of the common elements and any other portion of the common-interest community that the association is obligated to - *SB121_R1* – 4 – maintain, repair, replace or restore.
The association may comply with the provisions of this paragraph through a funding plan that is designed to allocate the costs for the repair, replacement and restoration of the major components of the common elements and any other portion of the common-interest community that the association is obligated to maintain, repair, replace or restore over a period of years if the - 83rd Session (2025) – 4 – funding plan is designed in an actuarially sound manner which will ensure that sufficient money is available when the repair, replacement and restoration of the major components of the common elements or any other portion of the common-interest community that the association is obligated to maintain, repair, replace or restore are necessary.
(a) Any common expense associated with the maintenance, repair, restoration or replacement of a limited common element must be assessed against the units to which that limited common element is assigned, equally, or in any other proportion the declarationdec(b) provides;Any common expense benefiting fewer than all of the units or their owners, including, without limitation, common expenses consisting of the payment, on behalf of a unit’s owner, of delinquent property taxes or utility charges owed by the unit’s owner, may be assessed exclusively against the units or units’ owners benefited;
(b) Any common expense benefiting fewer than all of the units or their owners, including, without limitation, common expenses consisting of the payment, on behalf of a unit’s owner, of delinquent property taxes or utility charges owed by the unit’s owner, may be assessed exclusively against the units or units’ owners benefited;
- *SB121_R1* – 5 – 5.
If damage to a unit or other part of the common-interest community, or if any other common expense is caused by the willful misconduct or gross negligence of any unit’s owner, tenant or - 83rd Session (2025) – 5 – invitee of a unit’s owner or tenant, the association may assess that expense exclusively against his or her unit, even if the association maintains insurance with respect to that damage or common expense, unless the damage or other common expense is caused by a vehicleveh(a) andCommitted by a person who is [committed]delivering :goods to, or performing services for, the unit’s owner, tenant or invitee of the unit’s owner or tenant [.] ;
(a) Committed by a person who is delivering goods to, or performing services for, the unit’s owner, tenant or invitee of the unit’s owner or tenant [.] ;
In a common-interest community which is not gated or enclosed and the access to which is not restricted or controlled by a person or device, the executive board shall not and the governing documents must not provide for the regulation of any road, street, alley or other thoroughfare the right-of-way of which is accepted by the State or a local government for dedication as a road,road,s street, alley or other thoroughfare for public use.
The governing documents of an association may authorize the executive board of the association to impose a fine pursuant to - *SB121_R1* – 6 – NRS 116.31031 for any violation of the rules authorized pursuant to this subsection.
- 83rd Session (2025) – 6 – (a) Parking a utility service vehicle that has a gross vehicle weight rating of 20,000 pounds or less:
(1) In an area designated for parking for visitors, in a designated parking area or common parking area, or on the driveway of the unit of a subscriber or consumer, while the person is engaged in any activity relating to the delivery of public utility is services to subscribers or consumers;
Show all 66 changed lines (26 more)
and (II) Bringing the vehicle to his or her unit pursuant to his or her employment with the entity which owns the vehicle for the purpose of responding to requests for law enforcement services or emergency services [.] ;
An association may require the owner to use - *SB121_R1* – 7 – a magnet to obscure any commercial advertisement containing such images.
An association may require that a person parking a utility service vehicle, law enforcement vehicle or emergency services - 83rd Session (2025) – 7 – vehicle as set forth in paragraph (a) or (b) of subsection 3 provide written confirmation from his or her employer that the person is qualified to park his or her vehicle in the manner set forth in subsection 3.
5.
As used in this section:
Sec.116A.620 NRS1.
5.Any management agreement must:ad as follows:
NRS 116A.620 is hereby amended to read as follows:
116A.620 1.
Any management agreement must:
(b) Be entered into between the client and the community manager or the employer of the community manager if the community manager is acting on behalf of a corporation, partnership, limited partnership, limited-liabilitypartnership,limited-liability partnership, limited-liability company or other entity;
- *SB121_R1* – 8 – (1) The costs for any new client or start-up costs;
(2)- The83rd feesSession for(2025) special– or8 nonroutine– services, such as the mailing of collection letters, the recording of liens and foreclosing of property;
(k) Identify the types and amounts of insurance coverage to be carried by each contracting party, including, without limitation:
(n) State the physical location, including the street address, of thephysical recordslocation of the client,common-interest whichcommunity;miles mustfrom bethe within(o) 60State milesthe fromfrequency theand physicalextent locationof regular inspections of the common-interest community;
(o) State the frequency and extent of regular inspections of the common-interest community;
or - *SB121_R1*83rd Session (2025) – 9 – (b) Allow the provisions of the management agreement to apply month to month following the end of the term of the management agreement, but the management agreement may not contain an automatic renewal provision.
3.management agreement, the community manager shall provide each member of the executive board evidence of the existence of the required insurance, including, without limitation:
Not later than 10 days after the effective date of a management agreement, the community manager shall provide each member of the executive board evidence of the existence of the required insurance, including, without limitation:
Except as otherwise provided in subsection 8, not less than 40 days before any termination or assignment of a management agreement, the secretary or other officer specified in the bylaws of the association shall:
(a) In a common-interest community with 100 units or more, post notice of the pending termination or assignment in one or more prominent places within the common elements of the association;
andandlaces within the common elements of the (b) Provide electronic notice of the pending termination or assignment to all units’ owners who have provided the association with an electronic mail address.
Until the regulations adopted by the Commission pursuant to subsection [8] 9 become effective, and except as otherwise provided in the management agreement, upon the termination or assignment of a management agreement, the community manager shall, within 30 days after the termination or assignment, transfer possession of all books, records and other papers of the client to the succeeding community manager, or to the client if there is no succeeding community manager, regardless of any unpaid fees or charges to the community manager or management company.
Notwithstanding any provision in a management agreement to the contrary, a management agreement may be terminated- by83rd theSession client(2025) without– penalty10 upon– 30 days’ notice following a violation by the community manager of any provision of - *SB121_R1* – 10 – this chapter or chapter 116 of NRS.
The Commission shall adopt regulations establishing the requirements relating to the transfer of all books, records and managementother agreement.lientpapers of the client upon the termination or assignment of a Hmanagement -agreement. *SB121_R1*
~~~~~ 25 - 83rd Session (2025)
Show all 66 changed rows (26 more)
View plain text versions (4)
- Enrolled As Enrolled Current pdf
- Reprint 1 View text pdf
- Reprint 2 View text pdf
- Introduced As Introduced pdf
Compared against the Nevada Revised Statutes as published AI-generated reading aid — verify against the official bill.
The bill revises various provisions governing unit-owners' associations in common-interest communities, including restrictions on landscaping requirements, past due obligation collections, damages assessments, vehicle parking regulations, and management agreement notifications.
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Except as otherwise provided in subsection 2, the executive board of an association and the governing documents of that association may not require a unit’s owner to install landscaping in the back yard of his or her unit sooner than 24 months after the close of escrow for the initial purchase of the unit from a declarant.
Prohibits associations from requiring landscaping installation within two years of unit purchase.
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The executive board of an association and the governing documents of that association may require a unit’s owner to install a thin layer of rock in the back yard of his or her unit not sooner than 12 months after the close of escrow for the initial purchase of the unit from a declarant.
Allows associations to require a thin layer of rock to be installed in the back yard after one year.
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NRS 116.310313
An association may charge a unit’s owner reasonable fees to cover the costs of collecting any past due obligation.→ Except as otherwise provided in subsection 2, an association may charge a unit’s owner reasonable fees to cover the costs of collecting any past due obligation.Clarifies existing text and adds restrictions on when fees can be assessed.
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NRS 116.310313
An association may not charge a unit’s owner a late fee sooner than 30 days after any obligation becomes past due.
Prohibits late fees from being charged until 30 days post due date.
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NRS 116.310313
An association may not report any past due obligation to a reporting agency that assembles or evaluates information concerning credit.
Prevents associations from reporting overdue obligations to credit agencies.
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NRS 116.3115
The association shall provide written notice to each unit’s owner of a meeting at which an assessment for a capital improvement is to be considered or action is to be taken on such an assessment at least 21 calendar days before the date of the meeting.→ The association shall provide written notice to each unit’s owner of a meeting at which an assessment for a capital improvement is to be considered or action is to be taken on such an assessment at least 21 calendar days before the date of the meeting, and the notice must include the procedure by which a unit’s owner may participate in the meeting.Updates notice requirements for meetings concerning capital improvements.
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NRS 116.3115
An association may assess a unit’s owner for an oil stain that is located entirely on the driveway of the unit’s owner.
Clarifies assessment conditions related to damages caused by residents.
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Prohibits an association from restricting the parking of certain vehicles displaying a commercial advertisement, other than vehicles displaying a logo related to the sale of a controlled substance.
Restricts associations from regulating parking for vehicles with non-controversial commercial advertisements.
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An association may require such images to be obscured by a magnet.
Allows associations to require that commercial advertisements on vehicles be obscured.
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NRS 116.31031
Prohibits an association from restricting the parking of certain vehicles displaying a commercial advertisement.
Expands rights regarding parking regulations for vehicles with certain advertisements.
Amendments
2 amendmentsClick Show changes on an amendment above to see how it modifies the bill.
Action History
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Vetoed by the Governor. (Return to 84th Session.)
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Enrolled and delivered to Governor.
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Assembly Amendment No. 573 concurred in. To enrollment.
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Read third time. Passed, as amended. Title approved. (Yeas: 29, Nays: 13.) To Senate. In Senate.
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Taken from General File. Placed on General File for next legislative day.
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Taken from General File. Placed on General File for next legislative day.
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Taken from General File. Placed on General File for next legislative day.
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From printer. To reengrossment. Reengrossed. Second reprint. Taken from General File. Placed on General File for next legislative day.
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Read second time. Amended. (Amend. No. 573.) To printer.
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From committee: Amend, and do pass as amended.
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In Assembly. Read first time. Referred to Committee on Judiciary. To committee.
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From printer. To engrossment. Engrossed. First reprint. To Assembly.
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Read third time. Passed, as amended. Title approved. (Yeas: 18, Nays: 2, Absent: 1.) To printer.
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From committee: Amend, and do pass as amended. Placed on Second Reading File. Read second time. Amended. (Amend. No. 253.) Reprinting dispensed with. Placed on General File.
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Read first time. To committee.
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From printer.
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Prefiled. Referred to Committee on Judiciary. To printer.
Sponsors
- Dina Neal · Primary
Sponsorship breakdown
Export CSV (upgrade) →1 sponsors · 0 co-sponsors · 66 not signed on · 14 voted No
Sponsors (1)
- Neal, Dina Democratic
Co-sponsors (0)
None.
Not signed on (66)
66 members have not signed on to this bill.
Show all 66 →"Not signed on" means a member has not sponsored or co-sponsored this bill — it does not imply opposition. Members flagged Voted No have a recorded No vote on this bill.
Votes
| Party | Yea | Nay | Present | Not Voting |
|---|---|---|---|---|
| Democratic | 27 | 0 | 0 | 0 |
| Republican | 2 | 12 | 0 | 0 |
| Unaffiliated | 0 | 1 | 0 | 0 |
| Total | 29 | 13 | 0 | 0 |
| % of votes cast | 69% | 31% | 0% | 0% |
How each member voted (42)
| Member | Party | Vote |
|---|---|---|
| OâNeill, PK | — | Nay |
| Anderson, Natha C. | Democratic | Yea |
| Backus, Shea M. | Democratic | Yea |
| Brown-May, Tracy | Democratic | Yea |
| Carter, Max E., II | Democratic | Yea |
| Considine, Venicia | Democratic | Yea |
| D'Silva, Reuben | Democratic | Yea |
| Dalia, Joe | Democratic | Yea |
| Flanagan, Tanya P. | Democratic | Yea |
| González, Cecelia | Democratic | Yea |
| Goulding, Heather | Democratic | Yea |
| Hunt, Linda F. | Democratic | Yea |
| Jackson, Jovan A. | Democratic | Yea |
| Jauregui, Sandra | Democratic | Yea |
| Karris, Venise | Democratic | Yea |
| La Rue Hatch, Selena | Democratic | Yea |
| Marzola, Elaine H. | Democratic | Yea |
| Miller, Brittney M. | Democratic | Yea |
| Monroe-Moreno, Daniele | Democratic | Yea |
| Moore, Cinthia Zermeño | Democratic | Yea |
| Mosca, Erica | Democratic | Yea |
| Nadeem, Hanadi | Democratic | Yea |
| Nguyen, Duy | Democratic | Yea |
| Orentlicher, David | Democratic | Yea |
| Roth, Erica P. | Democratic | Yea |
| Torres-Fossett, Selena | Democratic | Yea |
| Watts, Howard | Democratic | Yea |
| Yeager, Steve | Democratic | Yea |
| Cole, Lisa K. | Republican | Yea |
| DeLong, Rich | Republican | Nay |
| Dickman, Jill | Republican | Nay |
| Edgeworth, Rebecca | Republican | Nay |
| Gallant, Danielle | Republican | Yea |
| Gray, Ken | Republican | Nay |
| Gurr, Bert K. | Republican | Nay |
| Hafen, Gregory T., II | Republican | Nay |
| Hansen, Alexis M. | Republican | Nay |
| Hardy, Melissa R.. | Republican | Nay |
| Hibbetts, Brian | Republican | Nay |
| Kasama, Heidi | Republican | Nay |
| Koenig, Gregory S. | Republican | Nay |
| Yurek, Toby | Republican | Nay |
| Party | Yea | Nay | Present | Not Voting |
|---|---|---|---|---|
| Republican | 5 | 2 | 0 | 1 |
| Democratic | 13 | 0 | 0 | 0 |
| Total | 18 | 2 | 0 | 1 |
| % of votes cast | 86% | 10% | 0% | 5% |
How each member voted (21)
| Member | Party | Vote |
|---|---|---|
| Cannizzaro, Nicole J. | Democratic | Yea |
| Cruz-Crawford, Michelee "Shelly" | Democratic | Yea |
| Daly, Skip | Democratic | Yea |
| Dondero Loop, Marilyn | Democratic | Yea |
| Doñate, Fabian | Democratic | Yea |
| Flores, Edgar | Democratic | Yea |
| Lange, Roberta | Democratic | Yea |
| Neal, Dina | Democratic | Yea |
| Nguyen, Rochelle T. | Democratic | Yea |
| Ohrenschall, James | Democratic | Yea |
| Pazina, Julie | Democratic | Yea |
| Scheible, Melanie | Democratic | Yea |
| Taylor, Angela D. | Democratic | Yea |
| Buck, Carrie Ann | Republican | Not Voting |
| Ellison, John | Republican | Yea |
| Hansen, Ira | Republican | Nay |
| Krasner, Lisa | Republican | Yea |
| Rogich, Lori | Republican | Yea |
| Steinbeck, John C. | Republican | Yea |
| Stone, Jeff | Republican | Yea |
| Titus, Robin L. | Republican | Nay |
Subjects
Frequently asked questions
- Who sponsors SB 121?
- SB 121 is sponsored by Neal, Dina (Democratic).
- What is the current status of SB 121?
- This bill died with 2025 Regular Session. It reached “To Executive” and never advanced before the session ended, so it can no longer move — a new version would have to be reintroduced in the current session.
- Where can I track SB 121?
- Track SB 121 free on One Click Politics — get push/email alerts when it moves.
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