What the 2027 law actually requires
Nevada prohibits Colorado River water for nonfunctional grass at business complexes, HOA street-side landscaping, medians, and traffic circles starting in 2027. It is a requirement, not an incentive, and the conversion work takes months to plan and build.
Boards that wait risk a compressed timeline against a contractor pool that will not grow to meet the demand.
Then $1.50 per square foot thereafter for HOA and commercial properties. Converting now captures it while it is offered.
A considered conversion looks better than the grass and costs less to maintain. A rushed one is what you drive past every day.
Rebate amounts and program conditions change. Verify current figures directly with SNWA before budgeting.
Rebate program administered by the Southern Nevada Water Authority. Brazilian Pavers is an independent contractor and is not affiliated with or endorsed by SNWA. snwa.com/rebates/wsl
What separates a conversion that works from one you regret
Drainage comes first
Grass slows and absorbs water. Rock over compacted soil does not. Large common-area conversions can push monsoon runoff somewhere it never went before. We design where the water goes before we touch the turf.
The 50% plant coverage rule
The rebate requires living plants covering at least half the converted area at mature size. We plan for that from the first sketch instead of retrofitting it after an inspection.
Permeable hardscape, done right
Concrete gets no rebate credit and is deducted from eligible area. Brick or flagstone with sand grouting can count. The same walkway, built two ways, is either part of the rebate or a subtraction from it.
Built to commercial scale
Common areas, entries, medians, and parking landscape are larger and more visible than a backyard. We bid, sequence, and phase them so residents and tenants keep moving through the work.
25+ years designing for this valley's soil, water, and rules
Family-owned in Las Vegas for more than two decades. ICPI-certified, Belgard-authorized, licensed and insured, backed by a 10-year residential labor warranty. We speak the language of boards, budgets, and architectural review.
The HOA Turf Conversion Planning Guide
A board-ready walkthrough of the 2027 deadline: what to budget, what to ask bidders, how the rebate math works, and the drainage question most conversions miss. Tell us where to send it.
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1. What the 2027 law requires
Nevada prohibits Colorado River water for nonfunctional grass at business, HOA, and multifamily properties (street-side strips, entry monuments, medians, traffic circles) starting in 2027. It is a requirement, not an incentive. It does not apply to private single-family yards.
2. Budget and rebate math
SNWA currently pays HOA and commercial properties $5 per sq ft for the first 10,000 sq ft converted and $1.50 per sq ft thereafter. Rebates offset a large share but rarely all of it, so plan for reserves, a dues adjustment, or a special assessment. Verify current amounts with SNWA before budgeting.
3. What to ask every bidder
What is the plant-coverage plan (the rebate needs 50% at mature size)? How deep is the excavation and how is the base compacted? Where does water go after the grass is gone? Insist on an itemized estimate with the base build, materials, drainage, cleanup, and a written labor and material warranty.
4. The drainage question
Grass absorbs and slows water; rock over compacted soil does not. Large common-area conversions can push monsoon runoff somewhere it never went, occasionally against a home. Design where the water goes before any turf comes out, using permeable hardscape and planted infiltration areas.
5. Design quality defines the street for 20 years
A considered conversion (shade trees, layered planting, decorative rock, permeable walkways, defined entries) looks better than the grass and costs less to maintain. A scrape-and-rock job is what residents drive past every day and is expensive to fix later.
6. The order of operations
Apply to SNWA and get the pre-conversion site visit BEFORE removing any grass (removing it first voids the rebate). Keep the lawn alive until then. Design during the wait, build after approval, request inspection, then record the conservation easement.
Next step
Brazilian Pavers will walk your common areas, map the drainage, size the rebate, and give your board a real plan with a real number. Call (702) 257-8934 or visit brazilianpavers.com.
Get ahead of 2027 while the calendar is still on your side
We will walk your common areas, map the drainage, size the rebate, and give your board a real plan with a real number.
Request a Planning Consult