59°F
weather icon Clear

Homeowers are allowed to display political signs

Q: What does the law say about posting a political candidate’s signs? Can a homeowners association keep owners from posting a sign in their windows or planting a sign in their lawn?

A: Under Nevada Revised Statue 116.325 (1), an association cannot prohibit a unit owner or an occupant of a unit from exhibiting one or more political signs within the physical portion the owner or occupant has a right to occupy and use exclusively, subject to the following conditions:

■ All political signs cannot be any larger than 24 inches by 36 inches.

■ If the unit is occupied by a tenant, the homeowner may not exhibit any political sign unless the occupant consents in writing to the exhibition of the political sign.

■ All political signs exhibited are subject to the applicable provisions of the law governing the posting of political signs, i.e. the county or municipality where you reside.

■ A unit owner or an occupant of the unit may exhibit as many political signs as desired but may not exhibit more than one political sign for each candidate, political party or ballot question.

■ The law defines political sign to mean a sign that expresses support for or opposition to a candidate, political party or ballot question in any federal, state or local election or any election of an association.

As to your question, yes, sign or signs can be placed on the unit’s front lawn.

Q: I am the president of a small HOA board. We have 50 single-family homes and are sub-association of a larger community. As president I called for a special meeting but the other two board members objected. They now have called for a special meeting, but want to make it an executive meeting so that the homeowners may not participate. Our manager (who we pay) stated that she would inform the homeowners of the meeting, but would also advise them that they could not participate.

Can they deny the homeowners to participate in a special meeting by declaring it as an executive session?

A: Under NRS 116.3108, there are three ways that a special membership meeting can be called, which include the president, a majority of the board or at least 10 percent or any lower percentage specified in the bylaws by the membership.

To call for a special board of directors meeting, check your bylaws. It will probably state that the president can call for the special board meeting or a majority of the directors. In your case, if the president called for a special board meeting first, then that would be a legitimate meeting which would be open to the membership.

An executive meeting is very specific and the subject matter is restricted per NRS 116.31085. It would include violations, delinquencies, consulting with an attorney on proposed or pending litigation that would be considered privilege (per NRS 49.035 to 49.115 inclusive) and discussion of character, alleging misconduct, professional competence, etc., of the community manager or an employee of the association.

Barbara Holland is a certified property manager (CPM) and holds the supervisory community manager certificate with the state of Nevada. She is an author and educator on real estate management. Questions may be sent to holland744o@gmail.com.

Don't miss the big stories. Like us on Facebook.
THE LATEST
Realty One Group No. 1 in 2019 sales; BHHS leader in luxury

Realty One Group led the way in 2019 as the top real estate brokerages in Las Vegas for market share, and Berkshire Hathaway HomeServices Properties did the same when it came to luxury sales.

HOA says trash cans have to be out of sight

If a homeowner does not have the ability to screen their containers, the only alternative would appear is for you to store your containers in the garage. While the vegetative strip may act as a screen, the board does have the right to enforce its rules. You have the right to appear at a violation hearing and ask for a variance, which the board has the right to accept or not accept.

Experts say housing market is on path to full recovery

Summerlin, led by its communities The Vistas, The Paseos and The Ridges, along with Henderson swept the top five spots for having the highest median existing home price sales in 2019 — a year that showed overall price growth slowed in the valley and should continue to do so again in 2020, according to Brian Gordon, a principal at Applied Analysis whose firm prepared the annual report.

Neighbor’s large old pine tree does appear to be a nuisance

More and more associations are dealing with parking issues and their CCRs regulations concerning street parking and garage parking. Boards are being faced with the difficulty of developing regulations that are not only consistent with the covenants but also provide some comment sense and equality of enforcement when situations arise within their community, such as mentioned in your email to me.

Not a good idea for unescorted visitors to view property in community

This association should discuss this issue with legal counsel. If it is not in violation of the association’s governing documents, I think licensed real estate salespeople or property managers need to meet their customers. I would not like my association to allow unescorted customers wandering on my streets.

HOAs should equally enforce its regulations

The short answer is yes the association should equally enforce its regulations and that homeowners who are violating the governing documents should be held to the same standard as you to the maintenance of the wall.

Homeowner says HOA president is ‘off the rails’

Decisions that impact the association need to be approved by the board of directors. Your board needs to discuss protocol with the president and each director.

Experts bullish on Las Vegas housing market

Groundbreaking ceremonies were held Wednesday at Lake Las Vegas for a resort-style clubhouse that will serve Del Webb’s first age-qualified community in the valley in more than a decade. Analysts said it’s a further sign of the strength in the 2020 new home market. Del Webb, part of the Pulte Group, will open Del Webb Lake Las Vegas and a community in North Las Vegas early this year.

No one wants to be on the HOA Architectural Review Committee

Yes. Unfortunately, this is a common problem for many associations in finding volunteers, especially homeowners who have experience in reviewing architectural requests.

HOA has no authority to evict problem renter from home

Unfortunately, other than fining the homeowner, the association has no eviction authority to remove the tenant from the community.