Nevada § 116.4116 - Statute of limitations for warranties

§ 116.4116. Statute of limitations for warranties

1. Unless a period of limitation is tolled under NRS 116.3111 or affected by subsection 4, a judicial proceeding for breach of any obligation arising

under NRS 116.4113 or 116.4114 must be commenced within 6 years after the cause of action accrues, but the parties

may agree to reduce the period of limitation to not less than 2 years. With respect to a unit that may be occupied for residential use, an agreement to

reduce the period of limitation must be evidenced by a separate instrument executed

by the purchaser. 2. Subject to subsection 3, a cause of action for breach of warranty of quality, regardless

of the purchaser's lack of knowledge of the breach, accrues: (a) As to a unit, at the time the purchaser to whom the warranty is first made enters

into possession if a possessory interest was conveyed or at the time of acceptance

of the instrument of conveyance if a nonpossessory interest was conveyed; and (b) As to each common element, at the time the common element is completed or, if

later, as to: (1) A common element that may be added to the common-interest community or portion

thereof, at the time the first unit therein is conveyed to a bona fide purchaser;

or (2) A common element within any other portion of the common-interest community, at

the time the first unit is conveyed to a purchaser in good faith. 3. If a warranty of quality explicitly extends to future performance or duration of

any improvement or component of the common-interest community, the cause of action

accrues at the time the breach is discovered or at the end of the period for which

the warranty explicitly extends, whichever is earlier. 4. During the period of declarant control, the association may authorize an independent

committee of the executive board to evaluate and enforce any warranty claims involving

the common elements, and to address those claims. Only members of the executive board elected by units' owners other than the declarant

and other persons appointed by those independent members may serve on the committee,

and the committee's decision must be free of any control by the declarant or any member

of the executive board or officer appointed by the declarant. All costs reasonably incurred by the committee, including attorney's fees, are common

expenses, and must be added to the budget annually adopted by the association in accordance

with the requirements of NRS 116.31151 . If the committee is so created, the period of limitation for a warranty claim considered

by the committee begins to run from the date of the first meeting of the committee.