HOA Turf Conversion, Built for Board Decisions.
Your common areas' decorative grass is covered by Nevada's nonfunctional-turf law — and your residents' own lawns are not. We match HOA boards with vetted commercial turf contractors for compliant, phased conversions that fit reserve budgets.
Free connector service — we're not a contractor. Rebate terms change; check current terms at snwa.com.
What the Law Means for Your Community
Nevada's AB356 prohibits using Colorado River water to irrigate decorative (nonfunctional) grass at non-single-family properties starting January 1, 2027. For HOAs, that means common areas — not individual homes.
Typically Affected (Nonfunctional)
- Entry monument and gatehouse landscaping
- Medians, traffic circles, and roadside strips
- Decorative lawns nobody plays on
- Grass around community signage and clubhouses
Typically Not Affected
- Residents' own single-family lawns — exempt from the law
- Grass actually used for recreation (fields, large play lawns)
- Park-adjacent areas covered by other exemptions
🗺️ Get SNWA's Maps First
SNWA experts can provide maps classifying your community's grass as functional or nonfunctional — so the board knows exactly which acres are in scope before spending a dollar on bids. Start there, then convert. (Terms change — check current details at snwa.com.)
Communicating the Change to Residents
The #1 source of friction in HOA conversions is confusion. Most residents hear "the HOA is ripping out grass" and assume their own yard is next. Get ahead of it with one clear message.
The Message That Works
"State law requires us to stop watering decorative common-area grass by January 1, 2027. Your own front yard is not affected — single-family homes are exempt. We're converting common areas in phases and the SNWA rebate covers a significant share of the cost."
Lead with the exemption. Residents who understand their own lawn is safe become supporters instead of opponents.
Board Mechanics
- Bring the conversion into the reserve study as a planned capital project
- Phase work across 1–3 budget years to spread the assessment impact
- Run the bid through your landscape committee before the full board vote
- Present rebate math alongside the bid — net cost, not gross, is the number that wins votes
A Phasing Strategy That Fits HOA Budgets
Few communities convert everything at once. The standard approach:
- Phase 1 — High-visibility common areas: Entry monuments, gatehouse, clubhouse surrounds. Maximum curb appeal per dollar; shows residents the finished look early.
- Phase 2 — Medians and roadside strips: Often the largest acreage and the most clearly nonfunctional — the law's core target.
- Phase 3 — Secondary pockets: Leftover decorative patches, slope areas, and corners that are expensive to maintain and water.
SNWA applies the commercial rebate ($5/sq ft for the first 10,000 sq ft, $1.50 after) "without regard to passage of time or number of project phases" — phasing doesn't cost you rebate money. Check current terms at snwa.com.
💧 Artificial Turf vs. Desert Landscaping — Which Qualifies?
The SNWA Water Smart Landscapes rebate is designed for drip-irrigated plants and trees (desert landscaping). Artificial turf conversions have their own dynamics: some communities use turf for high-visibility areas where a green look matters and desert landscaping elsewhere. Discuss the mix with your contractor and confirm rebate eligibility for each area before work starts — SNWA requires a pre-conversion site visit and approval, and starting work early can disqualify the project.
How It Works for HOA Boards
Assessment
Submit your community details — acreage of common-area grass, phases you're considering, timeline. We route it to a vetted commercial contractor who can produce a board-ready proposal.
Vetted Bids
Your contractor walks the property, maps the grass areas against the 2027 requirements, and delivers an itemized bid your landscape committee and board can actually vote on.
Phased Conversion
Work proceeds phase by phase with tenant-style scheduling discipline — clear timelines, clean sites, and warranties the contractor stands behind.
Is Your Community Ready for Jan 1, 2027?
Tell us about your common areas. A vetted commercial turf contractor will assess your property and build a phased, board-ready conversion plan — free, no obligation.