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SB 433NEVADASession 83State Billdead
Did Not Advance

Nevada Senate Bill 433 Mandates Structural Inspections for Common-Interest Community Buildings and Revises HOA Reserve and Record Rules

Original title: AN ACT relating to property; authorizing the executive board of a unit-owners' association to make an assessment to fund certain repairs; requiring a structural inspection of certain buildings in a common-interest community; requiring an association to establish reserves for corrective repairs; requiring a study of reserves of an association to include an estimate of the costs of certain repairs; revising provisions governing the duty of the executive board to provide or make available to a unit's owner certain records; prohibiting certain persons within or associated with a common-interest community from committing certain acts; requiring a written report from a structural inspection of certain buildings in a common-interest community to be provided under certain circumstances; eliminating the authority of the Real Estate Division of the Department of Business and Industry to establish a program for rendering of certain disputes; authorizing the Commission for Common-Interest Communities and Condominium Hotels or a hearing panel to prohibit certain persons from serving on the executive board; revising certain provisions governing actions for constructional defects; providing penalties; and providing other matters properly relating thereto.

Last action · April 12, 2025: (Pursuant to Joint Standing Rule No. 14.3.1, no further action allowed.)

Bill progressHistory & official text ↓
Introduced
Committee
Floor Vote
Passed
Law

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What This Bill Proposed

Senate Bill 433 requires mandatory structural inspections of s for residential buildings over three stories in common-interest communities, establishes HOA reserve requirements, and sets new rules for record fees, retaliatory actions, and construction defect claims.

Why it matters

Property owners and unit-owners' associations face new financial and operational mandates, including mandatory structural engineering reviews for tall residential buildings, reserve funding adjustments for s, and updated fee schedules for record requests and resale packages.

Background
  • Nevada's Chapter 116 governs common-interest ownership communities, establishing legal frameworks for homeowners' associations, executive boards, and property management. context
  • Legislative proposals regarding building inspections and structural integrity in common-interest communities have drawn increased attention following major structural failures in residential buildings. context

Who It Would Have Affected

Groups the bill's text would have affected, as described in the record. Being affected is not a position for or against it.

Directly affected

Covered building owners

Required to retain structural inspectors for initial and subsequent structural inspections, file written reports, and undertake corrective repairs.

Directly affected

Unit-owners' associations

Must establish reserves for corrective repairs, include structural inspection reports in public offering statements and resale packages, and adjust reserve studies.

Directly affected

Residential unit owners

Subject to potential assessments for corrective repairs, new record-fee structures, and expanded protections against bullying and retaliatory actions.

Directly affected

Structural inspectors

Must perform structural inspections under specific professional guidelines, issue written reports, and file copies with local building officials, enforcing agencies, and the Real Estate Division.

Key Facts

You don't have to trust us. Each fact below is taken straight from the official document - click any one to see the exact passage, highlighted in the original.

Frequently Asked Questions

What buildings are subject to the new structural inspection requirements?
Residential buildings in a common-interest community that are greater than three stories in height and constructed with load-bearing concrete, masonry, steel, heavy timber, podium decks, or as a hybrid structure are defined as 's' requiring structural inspections.
Can an HOA impose special assessments for repairs without owner approval?
Yes. Under Section 15 and Section 26, the executive board may make assessments payable over one or more fiscal years or obtain a loan to fund s of the or maintain adequate reserve funds without seeking or obtaining the approval of unit owners.
What fees can an association charge for electronic record requests?
The executive board may charge a fee to cover actual costs of preparing a copy of records in electronic format, not to exceed 25 cents per page for the first 10 pages and 10 cents per page thereafter.

What else do you want to know?

News Coverage

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Where This Stands

This bill did not become law - Died at adjournment · in Senate committee.

Procedural history

3 actions
  1. Apr 12, 2025
    (Pursuant to Joint Standing Rule No. 14.3.1, no further action allowed.)
  2. Mar 26, 2025Committee
    From printer. To committee.
  3. Mar 24, 2025Introduced
    Read first time. Referred to Committee on Judiciary. To printer.

Version history

Only one version on file - nothing to compare yet. As later stages (committee substitute, engrossed, enrolled) are captured, the redline appears here.

View official text →

Lobbying Activity

No state lobbying filings in our records match this bill. Federal lobbying reports (LDA) cover Congress, so they are not listed on state bills.

Full breakdown

Who this bill affects and the strongest case for and against it, written only from the bill’s own text.

Discoveries

2 patterns noticed across the record

Patterns POLISCOPE noticed across the record. These are observations to investigate, not conclusions.

policy shift99% confidence

Elimination of Administrative Dispute Program

The bill completely eliminates the Real Estate Division's authority to run a decision-rendering program for CC&R and assessment disputes, redirecting parties exclusively to mediation and arbitration.

Real Estate Division of the Department of Business and Industry
financial connection98% confidence

Expansion of Board Assessment Powers

Executive boards are granted explicit statutory authority to bypass owner consent to levy assessments or secure loans for mandatory structural repairs and reserve funding.

Local Government

Connected Entities

Nevada, American Society of Civil Engineers, Office of the Ombudsman for Owners in Common-Interest Communities and Condominium Hotels and 3 more
locationNevada“State where the legislation applies”Map →
OrganizationAmerican Society of Civil Engineers“Publishes Guideline for Structural Condition Assessment of Existing Buildings”Map →
OrganizationOffice of the Ombudsman for Owners in Common-Interest Communities and Condominium Hotels“Assists in processing claims and investigating disputes”Map →
OrganizationCommission for Common-Interest Communities and Condominium Hotels“Adopts regulations relating to structural inspections and hears disciplinary com”Map →
OrganizationReal Estate Division of the Department of Business and Industry“Receives structural inspection reports, registration data, and affidavit filings”Map →
OrganizationSenate Committee on Judiciary“Introduced Senate Bill 433 in the 83rd session”Map →

Sources

Open source document

www.leg.state.nv.us

Analysis Score

0–100
  • Significance20
    Lowered because this bill did not pass (its text scored 90)
  • Controversy55
    Intensity of disagreement among stakeholders
  • Entertainment10
    Compellingness for a non-policy-wonk reader
  • Buzz35
    Current news / social attention level

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