Nevada HOA Quorum and Supermajority Calculator

How this calculator works

This calculator computes Nevada community-association voting thresholds for unit-owner meetings under NRS Chapter 116. Given the total units, the members present (in person, by proxy, or by ballot), the YES vote count, the vote type, and any declaration overrides to the statutory defaults, the calculator reports the quorum required, whether quorum is met, the threshold required to pass the specific action (with the correct threshold base — of total units vs of members present), the YES votes required, and whether the current count passes. It also surfaces the specific NRS 116 citation that governs the vote.

The calculator is a screening tool. For contested votes — declaration amendments, board recalls, capital improvements above the declaration trigger — the procedural defects that void a vote outcome are typically the small notice and proxy-content slips that this calculator does not model. Confirm any contested vote with Nevada-licensed counsel before the meeting.

The relevant NRS 116 voting framework

Nevada Chapter 116 voting follows the Uniform Common Interest Ownership Act framework with state-specific tweaks. The key thresholds:

NRS 116.3108 — quorum. Default quorum for a unit-owner meeting is 20 percent of the voting interests in the association. The declaration may set a higher quorum (some declarations require 30 percent or 50 percent as member protection) but generally not a lower figure. Quorum is met when the sum of members present in person, members represented by valid proxy, and members voting by absentee or electronic ballot equals or exceeds the required percentage of total voting interests.

NRS 116.2117 — amendment of declaration. Default supermajority is 67 percent of the unit votes. The threshold base is total unit votes, not members present — a sparsely-attended meeting cannot pass a declaration amendment even with unanimous in-room support unless a sufficient proxy or ballot count is also captured.

NRS 116.3106 — bylaws. Bylaws are amended by majority of unit votes (the declaration may set a higher threshold). Typically less demanding than declaration amendment but still measured against total units, not present members.

NRS 116.31036 — recall of board member. Recall requires majority of all voting members (not just those present at the meeting). A recall petition is typically signed by 10 percent of the voting members to initiate the procedure; the recall vote itself must capture a majority of total membership. Specific notice and petition-content requirements apply.

NRS 116.3103 — powers of the executive board. The board acts by majority of members present at a board meeting with quorum. Capital improvements above the declaration trigger typically require member approval at a supermajority (default 67 percent of unit votes); the specific trigger and threshold vary by declaration.

NRS 116.3115 — special assessments and budget. Special assessments require majority of voting members present at a meeting with quorum, unless the declaration specifies a higher threshold. Emergency special assessments for immediate life-safety or structural threats have reduced procedural requirements.

NRS 116.31151 — annual budget ratification. The annual budget is adopted by the board and ratified through a notice-and-veto procedure — the budget takes effect unless a majority of unit votes affirmatively rejects it within the statutory window.

Threshold base: "of total units" vs "of members present"

The single most consequential distinction in Nevada community-association voting is whether the threshold is measured against TOTAL UNITS or against MEMBERS PRESENT.

Of total units. The threshold is a percentage of all voting interests in the association, present or not. Declaration amendments, board recalls, bylaws amendments, and capital improvements above the declaration trigger typically use this base. Practical consequence: hard to achieve. A 67 percent threshold against 200 units requires 134 YES votes, regardless of how many members attend the meeting. Members who do not vote effectively vote NO. Aggressive proxy collection and ballot mobilization are required for any vote against this base.

Of members present. The threshold is a percentage of those members present in person, by proxy, or by ballot. Regular meeting decisions and special assessments typically use this base. Practical consequence: much easier to achieve. A 51 percent threshold against 50 members present requires 26 YES votes, regardless of total units. Members who do not vote do not affect the outcome.

The calculator surfaces the threshold base for the selected vote type and computes the required YES vote count against the correct base.

Worked example 1: regular meeting decision

A 200-unit condominium holds its annual meeting. 80 members are present (in person plus proxy). The board proposes to authorize $40,000 for a landscape contract — a routine decision within board authority but presented for member ratification.

• Total units: 200.
• Members present: 80.
• Quorum required: 200 times 20 percent equals 40 members. Quorum met (80 >= 40).
• Vote type: regular.
• Threshold to pass: 51 percent of members present, or 80 times 51 percent equals ceiling(40.8) equals 41 YES votes.
• If 50 members vote YES: passes. If 35: does not pass.

The vote is straightforward because the threshold base is members present — a meeting with strong attendance and proxy collection can comfortably authorize routine business.

Worked example 2: declaration amendment

The same 200-unit condominium calls a special meeting to amend the declaration to change the rental restriction. 120 members are present (intense proxy mobilization for this contested vote).

• Total units: 200.
• Members present: 120.
• Quorum required: 200 times 20 percent equals 40 members. Quorum met.
• Vote type: declaration-amendment.
• Threshold to pass: 67 percent of TOTAL UNITS (NRS 116.2117 default), or 200 times 67 percent equals ceiling(134) equals 134 YES votes.
• If 100 members vote YES: does not pass (only 100 out of 134 required).
• If 134 members vote YES: passes.
• If 134 of the 120 present vote YES: impossible — only 120 members present.

The vote FAILS at this meeting regardless of in-room sentiment because the supermajority is measured against total units. The association needs proxies or ballots from at least 134 unit votes to pass the declaration amendment. The procedural lesson: declaration amendments require aggressive proxy and ballot mobilization, not just strong meeting attendance.

Worked example 3: board recall under NRS 116.31036

A 200-unit planned community calls a special meeting to recall a board member. 90 members are present.

• Total units: 200.
• Members present: 90.
• Quorum required: 40 (the default 20 percent). Quorum met.
• Vote type: recall.
• Threshold to pass: 51 percent of TOTAL MEMBERS (NRS 116.31036), or 200 times 51 percent equals ceiling(102) equals 102 YES votes.
• If 75 members vote YES: does not pass (102 needed).
• If 102 members vote YES: passes.

Like the declaration amendment, the recall vote is measured against total membership, not present members. The board member survives the recall unless a majority of total membership votes YES. Recall meetings frequently fail to pass even with strong in-room support against the targeted director — the structural barrier is the total-membership base.

Worked example 4: special assessment

The same 200-unit community holds a meeting to approve a $400,000 special assessment for roof replacement. 100 members are present.

• Quorum required: 40. Met.
• Vote type: special-assessment.
• Threshold to pass: 51 percent of MEMBERS PRESENT (NRS 116.3115), or 100 times 51 percent equals 51 YES votes.
• If 55 members vote YES: passes.
• If 45 members vote YES: does not pass.

Special assessments use the members-present base, making them easier to pass than declaration amendments — even a relatively small majority of present members can authorize the assessment, provided quorum is met.

Worked example 5: capital improvement above declaration trigger

The community proposes to add a new $200,000 swimming pool to the common amenity area. The declaration triggers member approval for capital improvements above $50,000 with a 67 percent supermajority of unit votes. 150 members are present.

• Quorum met (well above 40).
• Vote type: capital-improvement.
• Threshold to pass: 67 percent of TOTAL UNITS, or 200 times 67 percent equals 134 YES votes.
• If 130 members vote YES: does not pass.
• If 140 members vote YES: passes.

Like declaration amendments, capital improvements above the declaration trigger require a supermajority of total units. The procedural pattern is identical to the declaration-amendment case.

Key thresholds

Four numbers anchor every Nevada vote.

Twenty percent — default quorum. NRS 116.3108. The minimum members-present count to transact business at a unit-owner meeting. Declaration may set higher; statute does not allow lower.

Fifty-one percent of members present — regular decisions and special assessments. Routine business under NRS 116.3108 plus 116.3115. Easy to achieve at any reasonably attended meeting with quorum.

Sixty-seven percent of total units — declaration amendments and capital improvements above trigger. NRS 116.2117 and 116.3103. Hard to achieve. Requires aggressive proxy and ballot mobilization. The supermajority base is total units, not present members.

Fifty-one percent of total membership — board recall. NRS 116.31036. Hard to achieve. Same total-units base concept as the supermajority but at the lower 51 percent threshold.

What this calculator does NOT model

This is a vote-threshold screening tool. It does NOT model proxy validity under NRS 116.31065, does NOT model absentee or electronic ballot procedures under NRS 116.31085, does NOT model adjourned-meeting reduced quorum provisions, does NOT model the notice-and-veto procedure for annual budget ratification under NRS 116.31151, does NOT compute weighted voting (it assumes one vote per unit), does NOT model the recall petition mechanics (10 percent petition threshold under NRS 116.31036), and does NOT evaluate the procedural defects that may void a vote outcome on owner challenge.

For contested votes, the association's parliamentarian, the meeting minutes, and Nevada-licensed counsel are controlling. The Nevada Real Estate Division Office of the Ombudsman for Common-Interest Communities can also provide procedural guidance.

Sources

• NRS 116.3108 — quorum for unit-owner meetings (20 percent default).
• NRS 116.2117 — amendment of declaration (67 percent of unit votes default).
• NRS 116.3106 — bylaws and amendment threshold (majority of unit votes).
• NRS 116.31036 — recall of board member (majority of all voting members).
• NRS 116.3103 — powers of executive board; capital improvement supermajority.
• NRS 116.3115 — special assessments; annual budget.
• NRS 116.31151 — annual budget adoption and ratification.
• NRS 116.31065 — proxy form and content requirements.
• NRS 116.31085 — absentee and electronic balloting.
• Nevada Real Estate Division — Office of the Ombudsman for Common-Interest Communities and Condominium Hotels.

Last reviewed: 2026-05-16 against the operative NRS Chapter 116 text through Q1 2026.