The turf deadline belongs in your study
Assembly Bill 356 (2021) bars the use of Colorado River water delivered in Southern Nevada to irrigate nonfunctional turf from January 1, 2027. Grass on medians, entries and streetscapes that nobody walks or plays on is the usual target. The Real Estate Division published a notice on AB 356 for community associations.
For the reserve study the question is practical. A board that has not finished converting needs the remaining work costed, and every converted area brings new components: drip lines, controllers, rock mulch, desert planting and the trees that replace lawn shade. Ask the provider to list them separately rather than folding them into one landscape line.
Master associations and villages
Large planned communities often run a master association with village or sub-associations beneath it. Each association with its own budget and common elements needs its own study. Before you ask for proposals, confirm from the governing documents which components the master owns and which the village owns, so the two studies neither double count nor leave gaps.
What the sun does to a valley community
Long summers with high UV are hard on anything dark or coated. Asphalt binder dries, stucco paint chalks, pool plaster etches, and rooftop and pad-mounted AC equipment runs at full load for months. Expect the provider to set remaining lives from what they see, and do not be surprised when they come in under the national tables on the Nevada reserve study chart.
Components to check on a Las Vegas study
| Component | Why it matters here |
|---|---|
| Perimeter block walls | Long runs; cap, stucco and paint cycles; fence panels on top. |
| Gate operators and call boxes | Short-lived electronics in heat. Often missing from older lists. |
| Streets and parking | Seal coat and crack fill on a short cycle, overlay later. |
| Landscape conversion | Remaining turf removal plus the new irrigation it brings. |
| Pools and spas | Plaster, tile line, coping, deck coating, heaters and pumps. |
Fees
Location barely moves the fee; the number of components does. A typical 76 to 175 homes community can expect $2,500 to $9,500 when the provider builds the first full inventory on site. See the reserve study price page for every size band, and the NRS 116 reserve study law page for the rule itself.
Las Vegas questions
Does AB 356 apply to every Las Vegas HOA?
It applies to water delivered in Southern Nevada from the Colorado River, which serves most of the valley. Whether a given area of grass counts as nonfunctional is set by the rules of your water purveyor. Check with them and with the association's attorney; the enrolled bill has the wording.
Can the master association study cover our village?
Only for components the master owns. If your village has its own budget and common elements, it needs its own study by a permit holder.