NRS 116.311
Voting by units� owners; use of absentee ballots and proxies; voting by lessees of leased units; association prohibited from voting as owner of unit; voting without a meeting.
meetingsboardrecords
Plain-English summary
Open-meeting-style requirements for board and committee sessions, notice, and minutes.
Not legal advice. Statute reference is for education only — confirm citations on official sources and consult a Nevada attorney familiar with community associations.
Statutory text
����� 1. Unless prohibited or limited by the
declaration or bylaws and except as otherwise provided in this section, units�
owners may vote at a meeting in person, by absentee ballot pursuant to
paragraph (d) of subsection 2, by a proxy pursuant to subsections 3 to 8,
inclusive, or, when a vote is conducted without a meeting, by electronic or
paper ballot pursuant to subsection 9.
����� 2. At a meeting of units� owners, the
following requirements apply:
����� (a) Units� owners who are present in person may
vote by voice vote, show of hands, standing or any other method for determining
the votes of units� owners, as designated by the person presiding at the
meeting.
����� (b) If only one of several owners of a unit is
present, that owner is entitled to cast all the votes allocated to that unit.
If more than one of the owners are present, the votes allocated to that unit
may be cast only in accordance with the agreement of a majority in interest of
the owners, unless the declaration expressly provides otherwise. There is
majority agreement if any one of the owners cast the votes allocated to the
unit without protest being made promptly to the person presiding over the
meeting by any of the other owners of the unit.
����� (c) Unless a greater number or fraction of the
votes in the association is required by this chapter or the declaration, a
majority of the votes cast determines the outcome of any action of the
association.
����� (d) Subject to subsection 1, a unit�s owner may
vote by absentee ballot without being present at the meeting. The association
promptly shall deliver an absentee ballot to an owner who requests it if the
request is made at least 3 days before the scheduled meeting. Votes cast by
absentee ballot must be included in the tally of a vote taken at that meeting.
����� (e) When a unit�s owner votes by absentee ballot,
the association must be able to verify that the ballot is cast by the unit�s
owner having the right to do so.
����� 3. Except as otherwise provided in this
section, votes allocated to a unit may be cast pursuant to a proxy executed by
a unit�s owner. A unit�s owner may give a proxy only to a member of his or her
immediate family, a tenant of the unit�s owner who resides in the
common-interest community, another unit�s owner who resides in the
common-interest community, or a delegate or representative when authorized
pursuant to NRS 116.31105 . If a unit
is owned by more than one person, each owner of the unit may vote or register
protest to the casting of votes by the other owners of the unit through an
executed proxy. A unit�s owner may revoke a proxy given pursuant to this
section only by actual notice of revocation to the person presiding over a
meeting of the association.
����� 4. Before a vote may be cast pursuant to a
proxy:
����� (a) The proxy must be dated.
����� (b) The proxy must not purport to be revocable
without notice.
����� (c) The proxy must designate the meeting for
which it is executed, and such a designation includes any recessed session of
that meeting.
����� (d) The proxy must designate each specific item
on the agenda of the meeting for which the unit�s owner has executed the proxy,
except that the unit�s owner may execute the proxy without designating any
specific items on the agenda of the meeting if the proxy is to be used solely
for determining whether a quorum is present for the meeting. If the proxy
designates one or more specific items on the agenda of the meeting for which
the unit�s owner has executed the proxy, the proxy must indicate, for each specific
item designated in the proxy, whether the holder of the proxy must cast a vote
in the affirmative or the negative on behalf of the unit�s owner. If the proxy
does not indicate whether the holder of the proxy must cast a vote in the
affirmative or the negative for a particular item on the agenda of the meeting,
the proxy must be treated, with regard to that particular item, as if the
unit�s owner were present but not voting on that particular item.
����� (e) The holder of the proxy must disclose at the
beginning of the meeting for which the proxy is executed and any recessed
session of that meeting the number of proxies pursuant to which the holder will
be casting votes.
����� 5. A proxy terminates immediately after
the conclusion of the meeting, and any recessed sessions of the meeting, for
which it is executed.
����� 6. Except as otherwise provided in this
subsection, a vote may not be cast pursuant to a proxy for the election or
removal of a member of the executive board of an association. A vote may be
cast pursuant to a proxy for the election or removal of a member of the
executive board of a master association which governs a time-share plan created
pursuant to chapter 119A of NRS if the proxy
is exercised through a delegate or representative authorized pursuant to NRS 116.31105 .
����� 7. The holder of a proxy may not cast a
vote on behalf of the unit�s owner who executed the proxy in a manner that is
contrary to the proxy.
����� 8. A proxy is void if the proxy or the
holder of the proxy violates any provision of subsections 3 to 7, inclusive.
����� 9. An association may conduct a vote
without a meeting, including, without limitation, a vote for the election or
removal of a member of the executive board. If an association conducts a vote
without a meeting, the following requirements apply:
����� (a) The association shall notify the units�
owners that the vote will be taken by ballot.
����� (b) The association shall deliver a paper or
electronic ballot to every unit�s owner entitled to vote on the matter and may
allow the units� owners to vote by using a voting machine. Any such voting
machine must be a mechanical voting system that has been approved by the
Secretary of State in accordance with chapter
293B of NRS and, once voting begins, must be:
����� �����
Located in a prominent place within the
common elements of the association; and
������������
Available for use between the hours of
8 a.m. and 8 p.m. each day for a period of 15 consecutive days.
����� (c) The ballot must set forth each proposed
action and provide an opportunity to vote for or against the action.
����� (d) When the association delivers the ballots, it
shall also:
������������
Indicate the number of responses
needed to meet the quorum requirements;
������������
State the percentage of votes
necessary to approve each matter other than election of directors;
������������
Specify the time and date by which a
ballot must be delivered to the association to be counted, which time and date
may not be fewer than 3 days after the date the association delivers the
ballot; and
������������
Describe the time, date and manner by
which units� owners wishing to deliver information to all units� owners
regarding the subject of the vote may do so.
����� (e) Except as otherwise provided in the
declaration or bylaws, a ballot is not revoked after delivery to the
association by death or disability of or attempted revocation by the person who
cast that vote.
����� (f) Approval by ballot pursuant to this
subsection is valid only if the number of votes cast by ballot equals or
exceeds the quorum required to be present at a meeting authorizing the action.
����� (g) If the vote is for the election or removal of
a member of the executive board and the executive board chooses to use
electronic voting:
������������
If the vote is for the election of a
member of the executive board, the association must send or provide, in the
manner and time that ballots are sent or provided pursuant to paragraph (a) of
subsection 15 of NRS 116.31034 or
paragraph (a) of subsection 7 of NRS
116.31105 :
������������������ (I) A paper ballot and a return
envelope, prepaid by United States mail, to any unit�s owner who has opted out
of receiving electronic notices pursuant to subsection 2 of NRS 116.31068 ; and
������������������ (II) An electronic ballot to any
unit�s owner who has designated an electronic mail address at which to receive
notices pursuant to subsection 3 of NRS
116.31068 .
������������
If the vote is for the removal of a
member of the executive board, the association must send or provide, in the
manner and time that ballots are sent or provided pursuant to subparagraph
of paragraph (a) of subsection 2 of NRS
116.31036 :
������������������ (I) A paper ballot and a return
envelope, prepaid by United States mail, to any unit�s owner who has opted out
of receiving electronic notices pursuant to subsection 2 of NRS 116.31068 ; and
������������������ (II) An electronic ballot to any
unit�s owner who has designated an electronic mail address at which to receive
notices pursuant to subsection 3 of NRS
116.31068 .
������������
If the association allows units�
owners to vote by using a voting machine, the association must provide to each
unit�s owner, not less than 15 days before the date on which voting begins, a
notice of the opportunity to vote by using a voting machine that provides the
location at which the voting machine will be available for use and the days and
times during which the voting machine will be available for use. The
association shall also provide with the notice a form that allows a unit�s
owner to opt out of voting by using a voting machine and instead receive a
paper ballot. If a unit�s owner returns the form to the association within 15
days after receiving the notice, the association shall send a paper ballot and
a return envelope, prepaid by United States mail, to the mailing address of the
unit�s owner or to any other mailing address designated in writing by the
unit�s owner.
������������
A meeting of the units� owners must be
held in the manner set forth in NRS
116.31034 or 116.31036 to open and
count the paper ballots and review and announce the results obtained from the
electronic ballots or voting machine, as applicable, and enter the results into
the meeting record. Any paper ballots must be opened and counted in a manner
that may be readily observed by the units� owners in attendance at the meeting
and must not occur privately behind closed doors or in an area that is not open
to observation by the units� owners in attendance.
������������
Any electronic voting must be
conducted by an independent third party through the use of an online voting
system, a voting machine, or both an online voting system and a voting machine.
The independent third party shall be deemed to be a data collector pursuant to NRS 603A.030 and is subject to the
obligations and liabilities of chapter 603A
of NRS with regard to the security and privacy of any personal information, as
that term is defined in NRS 603A.040 ,
that is provided or maintained through the use of an online voting system or
voting machine. The independent third party conducting the electronic voting
may not be any of the following persons and may not share voting results or
information with any of the following persons before the meeting held pursuant
to subparagraph (4):
������������������ (I) A candidate for or member of the
executive board or an officer of the association;
������������������ (II) A person who resides in a unit
with, is married to, is domestic partners with, or is related by blood,
adoption or marriage within the third degree of consanguinity or affinity to
another person who is a member of the executive board or an officer of the
association or performs the duties of a community manager for the association;
������������������ (III) An officer, employee, agent or
director of a corporate owner of a unit, a trustee or designated beneficiary of
a trust that owns a unit, a partner of a partnership that owns a unit, a member
or manager of a limited-liability company that owns a unit or a fiduciary of an
estate that owns a unit if the unit is also owned by another person who is a
member of the executive board or an officer of the association or serves as the
community manager for the association;
������������������ (IV) A person who performs the
duties of a community manager for the association, an affiliate of the
community manager, an employee of the company by whom the community manager is
employed or an affiliate of the company, the spouse of any such person or the
parent or child of any such person by blood, adoption or marriage;
������������������ (V) The declarant of the association
or an affiliate of the declarant;
������������������ (VI) A unit�s owner or resident of
the association; or
������������������ (VII) Any person who stands to gain
any personal profit or compensation of any kind from a matter before the
executive board of the association other than payment only for conducting
voting services for the association.
����� 10. If the declaration requires that votes
on specified matters affecting the common-interest community must be cast by
the lessees of leased units rather than the units� owners who have leased the
units:
����� (a) This section applies to the lessees as if
they were the units� owners;
����� (b) The units� owners who have leased their units
to the lessees may not cast votes on those specified matters;
����� (c) The lessees are entitled to notice of
meetings, access to records and other rights respecting those matters as if
they were the units� owners; and
����� (d) The units� owners must be given notice, in the
manner provided in NRS 116.3108 , of all
meetings at which the lessees are entitled to vote.
����� 11. If any votes are allocated to a unit
that is owned by the association, those votes may not be cast, by proxy or
otherwise, for any purpose.
����� 12. As used in this section, �online
voting system� means an Internet-based voting system with a process that has
the ability:
����� (a) To authenticate:
������������
The identity of a unit�s owner; and
������������
The validity of each electronic vote
to ensure that the vote is not altered in transit;
����� (b) To enable a unit�s owner to transmit an
electronic ballot to the online voting system in a way that ensures the secrecy
and integrity of the ballot;
����� (c) To transmit an electronic receipt to each
unit�s owner who casts an electronic vote;
����� (d) To separate any authenticating or identifying
information from an electronic ballot, thereby rendering it impossible to match
an electronic ballot to a specific unit�s owner;
����� (e) To store electronic votes and keep them
accessible to units� owners and the Office of the Ombudsman for the purposes of
recounts, inspections and reviews;
����� (f) To count all lawful votes; and
����� (g) To identify, reject and record the basis for
rejection of all unlawful votes, including, without limitation, a vote by a
unit�s owner whose voting rights have been suspended, a vote by a person who is
not a unit�s owner and duplicate votes.
Synced from the Florida Legislature’s official site. Verify the current version before citing.
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Discussing Voting by units� owners; use of absentee ballots and proxies; voting by lessees of leased units; association prohibited from voting as owner of unit; voting without a meeting.
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Reference only — not legal advice. Verify current text at the official state legislature website before citing. Printed from Common Elements (July 6, 2026).