Getting HOA Approval Before Exterior Work in the Las Vegas Valley

Why associations review exterior work

Governing documents

Much of the Las Vegas valley is made up of planned communities, and most of them have a homeowners association with recorded covenants, conditions, and restrictions, often called CC&Rs. Those documents, along with design guidelines adopted by the board, set the rules for how homes can look from the street. Larger communities may have a master association and a separate neighborhood association, each with its own review.

Who makes the decision

Most associations use an architectural or design review committee to approve exterior changes. The committee reviews applications against the written guidelines, and in many communities it has a set period to respond. Start by requesting the current design guidelines and application form from your management company, because rules change and old copies can mislead you. The guidelines may also spell out setbacks, maximum heights for patio covers and walls, and allowed materials, so read the whole document rather than only the section about your project.

What usually needs approval

Common exterior projects

Paint is the most common submittal, and many communities limit owners to an approved palette. Hiring exterior painters who submit color packages can simplify that step. Roof replacements usually need approval for tile profile and color, so roofers who work in planned communities should be ready with product samples. Front yard changes, new trees, and turf removal go through review too, and landscape designers who prepare HOA plans often draw the site plan for you.

Less obvious items

Garage doors, front doors, windows, exterior lights, patio covers, block wall extensions, gates, and even satellite dish placement can require approval. Replacing a garage door with a different style or color is a common surprise, so ask garage door installers who can supply spec sheets for the product details before you order. Patio covers and pergolas often need both association approval and a building permit.

Solar, water-smart yards, and state law

Solar panels

Nevada law limits how far an association can go in prohibiting solar energy systems, though associations can still review details such as placement and appearance in many cases. Read your governing documents and ask the committee what it requires. Solar companies experienced with design review are used to submitting layouts and can often adjust conduit routing to match association preferences.

Desert landscaping

Nevada law also generally protects homeowners who want to use drought tolerant landscaping, although associations can typically set reasonable standards for how it looks. Because water conservation is a priority across the valley, many associations now have specific guidelines for converting grass to desert plantings. Ask for those guidelines before you or a landscaper draw up a plan.

Building a strong application

What to include

• A completed application form signed by the owner.
• A site plan or sketch showing where the work will happen.
• Product names, colors, and manufacturer sheets or samples.
• Photos of the current condition.
• The contractor's name and license information.

Getting it right the first time

Incomplete applications are the most common cause of delay. Match every product and color to the guidelines, and if something is not on the approved list, explain why it fits. A contractor can help with drawings and specs, but the owner is usually the one who must submit. Including the license details is easier if you first follow our guide to confirming a contractor is licensed in Nevada. Keep a copy of everything you submit and note the date it went in, since that date often matters if the committee is slow to respond.

Timing your project and your contractor

Sequence the steps

Get the association's written approval before signing a firm start date or paying a large deposit. Then confirm whether the work also needs a building permit from the county or your city, since association approval and permits are separate. Many contractors will hold a slot once approval is in hand, so share the approval letter as soon as it arrives. Ask whether the quote stays valid long enough to cover the review period, since material costs can change while you wait.

Plan around the seasons

Review committees in large communities can get busy in spring and fall, when exterior projects peak. Submitting a few weeks before you hope to start gives you room for a resubmission. In communities like the Summerlin villages and the west side or Henderson communities like Anthem and Inspirada, layered associations can mean two approvals, so ask whether your neighborhood association and the master association both need to sign off.

When something goes wrong

Work done without approval

If exterior work goes ahead without approval, the association may send a violation notice, assess fines, or require you to change or remove the work. Reading the guidelines first and keeping approval letters with your project file avoids most of these situations.

Disagreeing with a decision

If an application is denied, ask for the specific reasons in writing and whether a revised application would be accepted. Most governing documents describe an appeal or hearing process. Calm, documented communication with the committee usually works better than starting the work and hoping for the best.

Shared walls and neighbors

Work on a shared block wall or a fence between lots can need both association approval and your neighbor's agreement. Talk to the neighbor first, put any cost-sharing arrangement in writing, and include their signature with the application if the committee asks for it.