How many electricians does it take to replace light bulb?

Q: Our homeowners association board is reviewing current maintenance practices and costs. We have more than 300 low-voltage lights on posts the HOA maintains.

We're looking for more-cost-effective maintenance, and there seems to be one big nagging question. Does it take a licensed electrician to change a light bulb?

We have sought out the answer from the Nevada State Contractors Board, a handyman service, an electrical contractor, a homeowner/volunteer or an insurance company.

We have read the Contractors Board's rules about lighting systems, and they're subject to interpretation. We're also aware of the Contractors Board's handyman exemption provision.

I know we live in a world of liabilities and lawsuits. We're also hearing about some HOAs that change their own bulbs. Are they sticking their necks out?

Some of us grew up in a world where the common sense and judgment of a reasonable homeowner dictated decisions. Can you shed any light on this matter?

A: I don't have the technical background to provide an answer. I am sure the Contractors Board's answer would be that you need a licensed electrician.

It looks as if the Contractors Board may throw a monkey wrench into things this legislative session. Sources tell me that they want association managers, who help procure bids for maintenance projects, to have some kind of contractor's license.

Q: A client asked me whether the following could be true: Can an HOA possibly make a renter move from the property and fine them $10,000 for verbal abuse? I don't condone anyone verbally abusing anyone, and not sure what was said, but this seemed extreme.

A: Fining a person for verbal abuse could be a possibility if the association could show it bordered on violating safety concerns.

We all have seen cases where an individual is so verbally abusive it reaches the point of being threatening. So much so that the police department or security is called to either calm down the confrontation or remove the individual from the office.

Unfortunately, there are times when a homeowner or a renter has such foul language (sometimes inappropriate sexual comments) that staffers have to disengage the conversation by hanging up the phone.

If the person is in the office, it is harder to disengage.

Associations cannot arbitrarily tell people that they cannot reside in the community because of violations.

There are specific due-process procedures that would require legal action, which is quite costly. The matter would have to ultimately be decided in District Court.

Associations cannot legally evict a tenant unless the association is the landlord and has a lease agreement.

Communities can place pressure on an owner to remove a tenant, but there must be good documentation to support an eviction.

To evict a tenant, the homeowner must present to the Justice Court judge specific violations of the lease agreement. If the association's issues with the tenant don't meet judicial standards for eviction, the Justice Court judge would deny the eviction.

Barbara Holland, certified property manager, broker and supervisory certified association manager, is president and owner of H&L Realty and Management Co. Questions may be sent to Association Q&A, P.O. Box 7440, Las Vegas, NV 89125. Fax is 385-3759, email is support@hlrealty.com.