Nevada HOA political sign rights

Nevada Revised Statutes 116.325 protects political speech on an owner's own property. The executive board and the governing documents cannot prohibit an owner or occupant from exhibiting one or more political signs within the part of the community that person has the right to occupy and use exclusively, such as a front yard. A political sign means one that supports or opposes a candidate, political party, or ballot question in a federal, state, or local election, or in an election of the association itself.

The protection comes with conditions written into the statute. A political sign cannot be larger than 24 inches by 36 inches. An owner may display as many political signs as desired, but no more than one sign for each candidate, political party, or ballot question. If the unit is occupied by a tenant, the owner may not exhibit a political sign unless the tenant consents in writing. The signs are still subject to any other law on posting political signs.

These are minimum rights. The statute does not require the board to add any restrictions of its own, and governing documents that give owners more room for political signs still apply. The protection covers only the area the owner or occupant may use exclusively; it does not give anyone a right to post signs on common areas.

Sign rights rarely drive a purchase, but a rules document that bans all signs at any time is a quick read on whether the HOA tracks current Nevada law. A board that writes flatly unenforceable rules tends to write others, so it is a small but useful governance signal.

Read these together before you make an offer:

• The CC&Rs and rules for a flat ban on signs or political signs, which is unenforceable as to protected displays.
• Any size or number rules for political signs, and whether they are stricter than the statute's 24 by 36 inch and one-per-candidate conditions.
• Recent board minutes for sign disputes or fines.
• Whether the rules track the statute or read like an out-of-date document.

A flatly unenforceable sign rule is a small tell about how closely the board's documents follow Nevada law, which is worth knowing before you buy into the community.

An HOA Notes brief reads the CC&Rs and the rules together, flags provisions that conflict with the statutes, and cites the page behind every finding.

Nevada Revised Statutes section 116.325 (Political sign display rights). The executive board and the governing documents cannot prohibit a unit owner or occupant from exhibiting one or more political signs in the portion of the community the owner or occupant has the right to occupy and use exclusively, subject to the statute's conditions: no sign larger than 24 inches by 36 inches; as many signs as desired but not more than one for each candidate, political party or ballot question; if the unit is occupied by a tenant, the owner may not exhibit a political sign without the tenant's written consent; and signs remain subject to other law on posting political signs. A political sign is one supporting or opposing a candidate, party or ballot question in a federal, state, local or association election. These are minimum rights: governing documents that give owners greater rights still apply, and the statute does not require the board to impose any restriction of its own. The protection covers only the exclusive-use area, not common elements.

When you read the disclosure packet, watch for no signs of any kind permitted on any lot or unit at any time, no political signs permitted at any time regardless of election, and only one political sign permitted per lot or unit. HOA Notes flags each of these against the statute and tells you which restrictions are actually enforceable.