AB356 Lawn Removal Rules for Sunrise Manor NV HOAs

AB356 requires HOAs in Nevada to remove nonfunctional turf from common areas by January 1, 2027. For Sunrise Manor HOAs, that means identifying decorative grass that serves no recreational purpose, budgeting for removal, and replacing it with water-efficient landscaping before the deadline. The Southern Nevada Water Authority (SNWA) enforces compliance and offers rebates to offset costs. HOAs that miss the deadline face fines and loss of rebate eligibility. Acting now gives your board time to plan phased removal, secure contractor availability, and apply for available funding before demand peaks across the Las Vegas Valley.

Step 1: Audit Your Common-Area Turf

Walk every common area your HOA maintains in Sunrise Manor and map all grass surfaces. AB356 targets nonfunctional turf, defined as grass that is ornamental only and not used for recreation, sports, or civic purposes. Grass in median strips, entryway islands, parking lot borders, and decorative corridors typically qualifies as nonfunctional. Grass in playgrounds, dog runs, or sports fields is generally exempt. Document square footage for each area and photograph every section. This audit forms the foundation of your compliance plan and your SNWA rebate application. Boards that skip this step often underestimate removal scope and run over budget.

Step 2: Confirm What Is Exempt

Not all turf must go. AB356 carves out exemptions for turf used for recreational activity, turf within single-family residential lots controlled by individual owners rather than the HOA, and certain historic or civic spaces. In Sunrise Manor, many HOA-managed communities include tot lots and open play fields that remain compliant under the law. Review your CC&Rs alongside the SNWA exemption guidelines to draw a clear line between what must be removed and what your HOA can retain. Misclassifying exempt turf as nonfunctional wastes budget. Misclassifying nonfunctional turf as exempt creates compliance risk.

Step 3: Budget and Phase the Removal

Removal costs in Sunrise Manor vary based on square footage, soil conditions, and the replacement landscaping selected. Get itemized bids that separate sod removal, grading, drip irrigation installation, and plant material. Phasing removal across fiscal years can ease the financial burden on HOA reserves while still meeting the 2027 deadline. Boards should build a removal timeline that works backward from December 31, 2026, accounting for contractor lead times, permit processing, and monsoon-season scheduling restrictions. For guidance on planning your removal project from start to finish, review these summer removal prep notes specific to the Sunrise Manor climate and HOA context.

Step 4: Apply for SNWA Rebates

The Southern Nevada Water Authority pays rebates for qualifying turf removal projects, and HOAs are eligible. The rebate rate is calculated per square foot of removed nonfunctional turf. To qualify, you must apply before starting removal, follow SNWA-approved replacement guidelines, and pass a post-installation inspection. Applications require your audit documentation, site plans, and contractor information. Submit early. As the 2027 deadline approaches, rebate queues will grow across the Las Vegas Valley and processing times will lengthen. Sunrise Manor HOAs that apply in 2025 or early 2026 will have a stronger chance of securing funding before the system is strained.

Step 5: Select a Compliant Replacement Design

AB356 does not specify a single replacement type, but SNWA rebate eligibility requires approved water-efficient landscaping. Common compliant approaches include decomposed granite with drought-tolerant native plants, rock mulch with xeriscape planting, and drip-irrigated low-water shrub beds. For Sunrise Manor HOAs, aesthetics matter. Your replacement design should fit the visual character of the community while satisfying SNWA plant lists and coverage requirements. Avoid designs that leave soil exposed, as that creates dust and erosion problems unique to the desert Southwest. A qualified local landscaper familiar with Clark County grading standards will help you avoid costly revision requests during inspection.

Step 6: Hire a Contractor and Schedule Removal

Choose a licensed Nevada contractor experienced with HOA-scale projects and SNWA rebate documentation. Ask for references from other Sunrise Manor or unincorporated Clark County HOA jobs. Confirm the contractor will pull necessary permits, manage haul-away, and coordinate with your irrigation provider. For professional Lawn Removal service tailored to HOA requirements and timed to the AB356 deadline, working with a contractor already familiar with the local permitting process shortens timelines and reduces the risk of inspection failures. Schedule removal outside peak summer heat when possible. Soil preparation and plant establishment perform better in fall and spring conditions common to the Sunrise Manor area.

Step 7: Document and Retain Compliance Records

Once removal is complete and your replacement landscaping passes SNWA inspection, retain all project documentation. Keep your audit records, contractor contracts, permit approvals, before-and-after photographs, rebate approval letters, and inspection reports. HOA boards change. Homeowners ask questions. Regulators may request verification. A complete compliance file protects the HOA from future disputes and demonstrates good governance. Store physical and digital copies in your association management system. If you manage multiple Sunrise Manor properties or communities, create a separate compliance file for each parcel to simplify future reporting.