What you can get
Under NRS 116.31175 owners may inspect and copy the association’s books, records and papers, including:
- The budget and financial statements
- The reserve study and reserve account balances
- Minutes of board and owner meetings
- Contracts the association has entered
- The governing documents and rules, including fine schedules
- Records of violations and fines (in aggregate; individual owner details are protected)
NRS 116.31177 requires the association to keep certain records and to make them available. The association may charge a reasonable copying fee and must respond within the statutory period.
What you generally can’t get
Personnel files, individual owner disciplinary records, privileged communications with counsel.
Request letter template
To: Western Nevada Management, community manager for St. James’s Village HOA From: [Your name], owner of [address], St. James’s Village Date: [date]
Under NRS 116.31175, I request to inspect and obtain copies of the following association records:
- The current reserve study and the most recent annual reserve review.
- The adopted budget for the current fiscal year and the most recent financial statement.
- Minutes of the board meeting at which the Schedule of Fines effective September 1, 2026 was adopted, and the notice and agenda for that meeting.
- [Any other item.]
Please provide these electronically if available. I understand a reasonable copying charge may apply; please let me know the amount in advance if it exceeds $[amount]. Please respond within the period required by statute.
Thank you, [Name, address, email]
Send it by email and keep a dated copy. If there is no response within the statutory window, that non-response is itself something the Ombudsman handles.