NRS119A.380. Requirements for time-share instruments.

      1.  Each time-share plan must be created by one or more time-share instruments.

      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.

      (Added to NRS by 1983, 978; A 2001, 2505; 2013, 3521)