This is the reference companion to the dissolution issue page.
The threshold
NRS 116.2118 (as amended effective July 1, 2026) requires owners holding at least 80% of the allocated votes to agree to terminate the community. Votes are allocated by the declaration - in St. James’s Village, per platted lot, approximately 468 lots. That’s roughly 375 lots in agreement, including undeveloped lots and non-resident owners.
What termination actually involves
- A termination agreement executed by the required owners, recorded with the county.
- Disposition of common elements - roads, gates, entry features, common land - which must go somewhere: to the county (if it accepts), to a successor entity, or sold.
- Winding up the association’s contracts, reserves and liabilities.
Practical consequences
- Roads: the county decides whether to accept private roads, often requiring them to be brought to county standard first - at the owners’ expense.
- Gates: no association, no gate. The roads become public.
- Snow/landscaping: county service levels, or nothing.
- Design control: ends. Some owners want that; others bought here because of it.
Bottom line
Dissolution is a lawful option that the statute makes deliberately hard. Owners who want it should start with a lot count and a candid conversation about roads - not a petition.