The loss-of-use point is the one to act on

The second request describes a mismatch that community managers in evacuation zones will recognise immediately. Additional living expense coverage typically responds to a covered loss or a civil authority order, and adjusters reach for the official evacuation map to decide which. The Division's observation is that the map and the phone do not always agree — residents get an immediate mobile evacuation notice for structures the map does not show as mandatory.

Practical consequence for an association and its residents: keep the notice. The screenshot of the mobile alert, with its timestamp, is the evidence that closes the gap between what the resident was told to do and what the map says. An association that pushes this to its residents in the first hours of an evacuation is doing something concrete for their claims six weeks later.

Burn-scar flooding is an association problem, not only an owner problem

The third request is the one with the longest tail. A burn scar sheds water instead of absorbing it, and the flooding that follows lands in areas outside mapped flood risk — which means outside the flood insurance most people carry.

For a common-interest community the exposure sits disproportionately in the common elements: drainage, retention, private roads, slopes, retaining walls and landscaping. None of that is covered by an owner's policy, and property insurance on the common elements under NRS 116.3113(1)(a) will respond only according to its own perils and flood exclusions. A board downhill of a 2026 burn scar has a live question about whether it carries flood coverage on the common elements at all, and that question did not exist a month ago.

Why this bulletin matters more than a wildfire bulletin usually would

Two Nevada changes make the 2026 fire season a different test than earlier ones.

First, since July 1, 2025, NRS 116.3113(3) permits an association's property insurance to stop at the common elements for the peril of wildfire, where it coordinates with or subrogates owners' individual wildfire policies. That was the Legislature's answer to a market that had stopped writing walls-in wildfire coverage. The 2026 fires are the first significant occasion for finding out how those restructured programs respond.

Second, under the four-year program created by the same bill, insurers have since January 1, 2026 been permitted to exclude wildfire from standard homeowners policies and offer it separately. A Nevada unit owner in 2026 may therefore hold a homeowners policy that does not cover wildfire, in a building whose master policy is no longer required to cover their unit for wildfire.

That combination is lawful, it is recent, and it is not intuitive. It is the single most important thing for a Nevada condominium owner in fire country to check.

A second 2026 bulletin worth knowing about

Six weeks earlier, on July 9, 2026, the Division issued Bulletin 26-002 on a different problem — insurers cancelling newly issued homeowners policies inside the 70-day underwriting window on the strength of a post-binding property inspection:²

“These cancellations often occur late in the 70-day underwriting period. See NRS 687B.320. When an inspection-triggered cancellation is issued near the end of this period, consumers may have believed their coverage was secure and may have already canceled a prior policy or procured the new policy to satisfy mortgage requirements.”

The Division's guidance: inspect before binding “whenever practicable,” and avoid relying on late-window inspections as a basis for cancellation “unless newly discovered information could not reasonably have been obtained earlier.” It reminds insurers that their practices must comply with Nevada's unfair-trade-practices provisions.

For a buyer closing on a Nevada unit, the two bulletins describe the same 2026 market from opposite ends: coverage that is harder to place, and coverage that is less certain once placed.

What a board can do this month

• Pull the master policy and find the wildfire treatment, then tell owners in writing what it does and does not reach. If the association is relying on NRS 116.3113(3), owners need to know their own policy is the primary wildfire layer.
• Ask the broker about flood on the common elements if the community is downstream of any 2026 burn scar.
• Keep every evacuation notice the community receives, centrally, with timestamps.
• Do not assume the deductible is what it was. Per-unit deductibles have been moving across the market, and the number matters most in exactly the loss this bulletin is about.