Nevada Revised Statutes 119A.380 – Requirements for time-share instruments
1. Each time-share plan must be created by one or more time-share instruments.
Terms Used In Nevada Revised Statutes 119A.380
- Jurisdiction: (1) The legal authority of a court to hear and decide a case. Concurrent jurisdiction exists when two courts have simultaneous responsibility for the same case. (2) The geographic area over which the court has authority to decide cases.
- Trustee: A person or institution holding and administering property in trust.
2. A time-share instrument must provide:
(a) A legal description and the physical address of the project;
(b) The name of the time-share plan;
(c) A system for establishing and identifying the time shares in the time-share plan;
(d) For assessment of the expenses of the time-share plan and an allocation of those expenses among the time shares;
(e) The voting rights which are assigned to each time share;
(f) If applicable, the procedure to add units and other real estate to, and to withdraw units and other real estate from, the time-share plan, and the method of reallocating expenses among the time shares after any such addition or withdrawal;
(g) The maximum number of time shares that may be created under the time-share plan;
(h) For selection of the trustee for insurance which is required to be maintained by the association or the developer;
(i) For maintenance of the units;
(j) For management of the time-share plan;
(k) A procedure to amend the time-share instrument; and
(l) The rights of the purchaser relating to the occupancy of the unit.
3. A time-share instrument may provide for:
(a) The developer’s reserved rights;
(b) Cumulative voting, but only for the purpose of electing the members of the board; and
(c) The establishment of:
(1) Separate voting classes based on the size or type of unit to which the votes are allocated; and
(2) A separate voting class for the developer during the period in which the developer is in control.
4. The provisions of a time-share instrument are severable.
5. The rule against perpetuities and NRS 111.103 to 111.1039, inclusive, do not apply to defeat any provisions of a time-share instrument.
6. With respect to time-share plans governed by the law of another state or component sites of a time-share plan located outside of this State, the instrument creating and governing the time-share plans or such component sites must be in compliance with the applicable laws of the state or jurisdiction under which the time-share plan is formed or in which the component sites are located. If the laws of the state or jurisdiction under which the time-share plan is formed or in which the component sites of such time-share plan are located conflict with the requirements of this chapter, the laws of the other state or jurisdiction control. If the time-share instrument provides for the matters set forth in subsections 1 and 2, the association and the developer shall be deemed to be in compliance with the requirements of this section and are not required to revise a time-share instrument to comply with this chapter.