NRS 116.31083
Meetings of executive board; frequency of meetings; notice of meetings; periodic review of certain financial and legal matters at meetings; requirements concerning minutes of meetings; right of units� owners to make audio recordings of certain meetings.
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Statutory text
����� 1. A meeting of the executive board must
be held at least once every quarter, and not less than once every 100 days and
must be held at a time other than during standard business hours at least twice
annually.
����� 2. Except as otherwise provided in
subsection 3 or in an emergency or unless the bylaws of an association require
a longer period of notice, the secretary or other officer specified in the
bylaws of the association shall, not less than 10 days before the date of a
meeting of the executive board, cause notice of the meeting to be given to the
units� owners. Such notice must be:
����� (a) Given to the units� owners in the manner set
forth in NRS 116.31068 ; or
����� (b) Published in a newsletter or other similar
publication that is circulated to each unit�s owner.
����� 3. Notwithstanding any other provision of
law or the governing documents of the association to the contrary, if the
executive board holds a meeting limited exclusively to items for which the
executive board may meet in executive session:
����� (a) Pursuant to paragraph (c) or (d) of
subsection 3 of NRS 116.31085 , the
secretary or other officer specified in the bylaws of the association is
required to give notice of the meeting only to a person who may be subject to a
hearing scheduled for that meeting.
����� (b) Pursuant to any provision of law other than
paragraph (c) or (d) of subsection 3 of NRS
116.31085 , the secretary or other officer specified in the bylaws of the
association is required to:
������������
Post notice of the executive session
in one or more prominent places within the common elements of the association;
and
������������
Provide electronic notice of the
executive session to all units� owners who have provided the association with
an electronic mail address.
����� 4. In an emergency, the secretary or other
officer specified in the bylaws of the association shall, if practicable, cause
notice of the meeting to be sent prepaid by United States mail to the mailing
address of each unit within the common-interest community. If delivery of the
notice in this manner is impracticable, the notice must be hand-delivered to
each unit within the common-interest community or posted in a prominent place
or places within the common elements of the association.
����� 5. The notice of a meeting of the
executive board must state the time and place of the meeting and include a copy
of the agenda for the meeting or the date on which and the locations where
copies of the agenda may be conveniently obtained by the units� owners. The
notice must include notification of the right of a unit�s owner to:
����� (a) Have a copy of the audio recording, the
minutes or a summary of the minutes of the meeting provided to the unit�s owner
upon request, in electronic format at no charge to the unit�s owner or, if the
association is unable to provide the copy or summary in electronic format, in
paper format at a cost not to exceed 25 cents per page for the first 10 pages,
and 10 cents per page thereafter.
����� (b) Speak to the association or executive board,
unless the executive board is meeting in executive session.
����� 6. The agenda of the meeting of the
executive board must comply with the provisions of subsection 4 of NRS 116.3108 . A period required to be
devoted to comments by the units� owners and discussion of those comments must
be scheduled for both the beginning and the end of each meeting. During the
period devoted to comments by the units� owners and discussion of those comments
at the beginning of each meeting, comments by the units� owners and discussion
of those comments must be limited to items listed on the agenda. In an
emergency, the executive board may take action on an item which is not listed
on the agenda as an item on which action may be taken.
����� 7. At least once every quarter, and not
less than once every 100 days, unless the declaration or bylaws of the
association impose more stringent standards, the executive board shall review,
at a minimum, the following financial information at one of its meetings:
����� (a) A current year-to-date financial statement of
the association;
����� (b) A current year-to-date schedule of revenues
and expenses for the operating account and the reserve account, compared to the
budget for those accounts;
����� (c) A current reconciliation of the operating
account of the association;
����� (d) A current reconciliation of the reserve
account of the association;
����� (e) The latest account statements prepared by the
financial institutions in which the accounts of the association are maintained;
and
����� (f) The current status of any civil action or
claim submitted to arbitration or mediation in which the association is a
party.
����� 8. The secretary or other officer
specified in the bylaws shall cause each meeting of the executive board to be
audio recorded and the minutes to be recorded or otherwise taken at each
meeting of the executive board, but if the executive board is meeting in
executive session, the meeting must not be audio recorded. Not more than 30
days after each such meeting, the secretary or other officer specified in the
bylaws shall cause the audio recording of the meeting, the minutes of the
meeting and a summary of the minutes of the meeting to be made available to the
units� owners. Except as otherwise provided in this subsection, a copy of the
audio recording, the minutes or a summary of the minutes must be provided to
any unit�s owner upon request, in electronic format at no charge to the unit�s
owner or, if the association is unable to provide the copy or summary in
electronic format, in paper format at a cost not to exceed 25 cents per page
for the first 10 pages, and 10 cents per page thereafter.
����� 9. Except as otherwise provided in
subsection 10 and NRS 116.31085 , the
minutes of each meeting of the executive board must include:
����� (a) The date, time and place of the meeting;
����� (b) Those members of the executive board who were
present and those members who were absent at the meeting;
����� (c) The substance of all matters proposed,
discussed or decided at the meeting;
����� (d) A record of each member�s vote on any matter
decided by vote at the meeting; and
����� (e) The substance of remarks made by any unit�s
owner who addresses the executive board at the meeting if the unit�s owner
requests that the minutes reflect his or her remarks or, if the unit�s owner
has prepared written remarks, a copy of his or her prepared remarks if the
unit�s owner submits a copy for inclusion.
����� 10. The executive board may establish
reasonable limitations on materials, remarks or other information to be
included in the minutes of its meetings.
����� 11. The association shall maintain the
minutes of each meeting of the executive board until the common-interest
community is terminated.
����� 12. A unit�s owner may record on audiotape
or any other means of sound reproduction a meeting of the executive board,
unless the executive board is meeting in executive session, if the unit�s
owner, before recording the meeting, provides notice of his or her intent to
record the meeting to the members of the executive board and the other units�
owners who are in attendance at the meeting.
����� 13. As used in this section, �emergency�
means any occurrence or combination of occurrences that:
����� (a) Could not have been reasonably foreseen;
����� (b) Affects the health, welfare and safety of the
units� owners or residents of the common-interest community;
����� (c) Requires the immediate attention of, and
possible action by, the executive board; and
����� (d) Makes it impracticable to comply with the
provisions of subsection 2, 3 or 6.
Synced from the Florida Legislature’s official site. Verify the current version before citing.
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Reference only. Not legal advice. Verify current text at the official state legislature website before citing. Printed from Common Elements (September 20, 2026).