Homeowner can write letter of complaint to HOA board

If your HOA board meets infrequently and refuses to place reasonable topics on the agenda, you can still make your concerns part of the official record and secure board attention. In Nevada, state law gives homeowners a clear path to place certain complaints on a board agenda—provided you follow specific steps and allege a violation of the law or your governing documents.

Your right to get a complaint on the agenda (Nevada)

Under NRS 116.31087, a homeowner may submit a written complaint to the board alleging that the board has violated a provision of NRS Chapter 116 or your association’s governing documents. In that written complaint, you must explicitly request that the item be placed on the agenda for the next board meeting. Once your complaint is received, the board has 10 business days to acknowledge it.

Important limitations:

• Your letter must allege a specific violation—general concerns or opinions about “prudence” or “best practices” are not enough.
• Frame your concern as a violation of a statute (e.g., NRS 116.…) or a section of your CC&Rs, bylaws, or rules.

How to write the complaint letter

Use a clear, factual tone and include these elements:

• Subject line: “Complaint alleging violation under NRS 116.31087; request for agenda placement at next board meeting.”
• Identify the rule: Cite the specific NRS 116 provision or governing-document section you believe was violated.
• Facts and dates: Describe what happened, when, and who was involved. Attach supporting documents if available.
• Requested action: State exactly what you want the board to do (e.g., “Place this complaint on the next agenda and address whether the board’s action on [date] complies with [citation].”)
• Agenda request: Explicitly state, “Please place this item on the agenda for the next board meeting.”
• Acknowledgment: Note that the board must acknowledge receipt within 10 business days.
• Delivery: Send it in writing per your association’s notice procedures (email and certified mail, if permitted), and keep proof of delivery.

Owner comment periods and the meeting record

NRS 116.31083(6) requires two homeowner comment periods during board meetings:

• At the beginning: Comments limited to items listed on the agenda.
• At the end: Comments on any association matter.

During either period, you may ask that your comments be reflected in the minutes. If you have written remarks, you can submit them to be included in the official minutes. The board may place reasonable limits on what is included in minutes under NRS 116.31083(10), but you retain the right to have your position summarized and your written statement made part of the record if allowed by the board’s reasonable rules.

Can the board decline to discuss your item?

Yes. The board can acknowledge your comments or state it will take the matter under advisement without immediate discussion. While this can be frustrating, it does not violate the statutes by itself—especially if your item is on the agenda and the chair lawfully manages discussion.

If the board remains unresponsive

If you follow the complaint-and-agenda process and still get no meaningful response, consider these lawful options:

• Organize for change: Support and elect directors who will prioritize responsiveness and transparency.
• Recall: If warranted and permitted by your governing documents and Nevada law, seek a recall of directors.
• Regulatory complaint: In some cases, file a complaint with the Nevada Real Estate Division (NRED) if you believe the board is violating NRS 116 or is otherwise failing statutory duties.

Practical tips to improve your results

• Be specific: Tie your concern to a concrete statute or governing-document section.
• Be concise: Use a one-page letter with labeled exhibits. Bullet your requests.
• Submit early: Send your letter well before the agenda is finalized to allow staff time to include it.
• Use the record: Bring a printed copy of your written comments and request inclusion in the minutes.
• Propose solutions: Offer clear, actionable remedies the board can adopt.
• Stay professional: Avoid personal criticisms. Focus on compliance and community benefit.
• Build support: Coordinate with other owners to submit aligned, factual letters.

Sample structure for your letter

1) Introduction and request: “This is a complaint under NRS 116.31087 alleging violation of [cite]. Please place this item on the agenda for the next board meeting.”

2) Citation: Quote or cite the exact statute or governing-document provision.

3) Facts: Brief timeline and supporting evidence (attachments labeled Exhibit A, B, etc.).

4) Impact: Explain why the violation matters (risk, cost, fairness, legal compliance).

5) Requested remedy: State the decision or action you want the board to take.

6) Minutes: “I will submit written comments for inclusion in the minutes.”

7) Delivery and acknowledgment: “Please acknowledge receipt within 10 business days as required.”

Bottom line

In Nevada, you can force consideration of certain issues by submitting a written complaint that alleges a specific violation of NRS 116 or your governing documents and requesting placement on the next agenda. Use the two owner comment periods to ensure your concerns are in the record, and, if necessary, pursue governance remedies such as elections, recalls, or appropriate regulatory complaints.