2385 registered communities in Las Vegas across Clark County and 4 adjacent counties. Mix: 1477 homeowners association, 770 unclassified entity, 80 condominium, 37 property owners association, 21 townhome association. Median monthly HOA/condo fee in the county is $225.
A copy of the declaration, other than any plats, the bylaws, the rules or regulations of the association and the information statement required by NRS 116.41095. NRS 116.4109(1)(a) · verified May 2026
A statement from the association setting forth the amount of the monthly assessment for common expenses and any unpaid obligation of any kind, including, without limitation, management fees, transfer fees, fines, penalties, interest, collection costs, foreclosure fees and attorney’s fees currently due from the selling unit’s owner. NRS 116.4109(1)(b) · verified May 2026
A statement from the association setting forth the amount of the monthly assessment for common expenses and any unpaid obligation of any kind, including, without limitation, management fees, transfer fees, fines, penalties, interest, collection costs, foreclosure fees and attorney’s fees currently due from the selling unit’s owner. NRS 116.4109(1)(b) · verified May 2026
A copy of the current operating budget of the association and current year-to-date financial statement for the association, which must include a summary of the reserves of the association required by NRS 116.31152 and which must include, without limitation, a summary of the information described in paragraphs (a) to (e), inclusive, of subsection 3 of NRS 116.31152. NRS 116.4109(1)(c) · verified May 2026
A copy of the current operating budget of the association and current year-to-date financial statement for the association, which must include a summary of the reserves of the association required by NRS 116.31152 and which must include, without limitation, a summary of the information described in paragraphs (a) to (e), inclusive, of subsection 3 of NRS 116.31152. NRS 116.4109(1)(c) · verified May 2026
A copy of the current operating budget of the association and current year-to-date financial statement for the association, which must include a summary of the reserves of the association required by NRS 116.31152 and which must include, without limitation, a summary of the information described in paragraphs (a) to (e), inclusive, of subsection 3 of NRS 116.31152. NRS 116.4109(1)(c) · verified May 2026
A statement of any unsatisfied judgments or pending legal actions against the association and the status of any pending legal actions relating to the common-interest community of which the unit’s owner has actual knowledge. NRS 116.4109(1)(d) · verified May 2026
A statement of any transfer fees, transaction fees or any other fees associated with the resale of a unit. NRS 116.4109(1)(e) · verified May 2026
In addition to any other document, a statement describing all current and expected fees or charges for each unit, including, without limitation, association fees, fines, assessments, late charges or penalties, interest rates on delinquent assessments, additional costs for collecting past due fines and charges for opening or closing any file for each unit. NRS 116.4109(1)(f) · verified May 2026
Statutory requirements, board preparation checklist, the components a professional study covers, and the useful-life ranges that drive thirty-year funding plans. Generic reference. Not a substitute for a study calibrated to a specific association.
Nevada NRS 116.31152 requires a reserve study at least every five years with annual budget update.
Most state regimes also require:
A reserve study has three parts:
CommunityPay maintains a Reserve Funding Status Report (RSR) generator tied to the live ledger. It is a status report, not a substitute for a professional study with on-site inspection.
What a board should have organized before commissioning a reserve study, and what a study delivers back. Use this list to evaluate whether the association is ready, regardless of state.
Categories most reserve studies cover. The specific components depend on the association. High-rise condos track far more than single-family HOAs. Gated communities track infrastructure that condos never see.
Asphalt shingle, metal, tile, or flat membrane roofs. Siding (wood, fiber cement, stucco, vinyl). Exterior paint. Soffits and fascia. Gutters and downspouts. Decks and balconies. Railings. Window and door frames in common areas.
HVAC chillers and cooling towers. Boilers and water heaters. Ventilation. Pumps. Fire suppression and sprinkler systems. Emergency generators. Elevators — cabs, controllers, jacks, and modernizations.
Parking lots: seal coat, overlay, full reconstruction. Concrete sidewalks and curbs. Site lighting. Storm drainage. Retaining walls. Fencing. Entry gates and signage.
Main water lines and risers. Sanitary and storm sewer lines. Backflow preventers. Common-area electrical panels and switchgear. Transformer pads. Distribution.
Pools, spas, and pool equipment. Clubhouse interiors. Fitness rooms. Playgrounds. Tennis and pickleball courts. Mailbox kiosks. Trash enclosures and dumpster pads.
Fire alarm panels. Emergency lighting. Smoke detectors in common areas. Fire-rated doors. Structural fireproofing. Sprinkler heads and inspection-required components.
A mid-size HOA typically tracks thirty to eighty components. A high-rise condo tracks two hundred or more. The categories above are illustrative. A professional reserve study identifies the components a specific association is responsible for.
Typical useful-life ranges for components common in reserve studies. Industry averages, not specific to any state, climate, or association. A professional study calibrates these to local conditions, construction quality, maintenance practice, and use intensity.
| Component | Typical useful life |
|---|---|
| Asphalt shingle roof | 20–25 years |
| Metal roof | 40–50 years |
| Tile or slate roof | 50+ years |
| Flat membrane roof (TPO/EPDM) | 15–25 years |
| Wood siding | 20–30 years |
| Fiber cement siding | 30–50 years |
| Stucco | 50+ years |
| Exterior paint cycle | 7–10 years |
| Gutters and downspouts | 20–30 years |
| Wood deck, pressure-treated | 15–20 years |
| Composite deck | 25–30 years |
| Asphalt parking — seal coat | 3–5 years |
| Asphalt parking — overlay | 12–15 years |
| Asphalt parking — reconstruction | 25–30 years |
| Concrete sidewalks and curbs | 30–50 years |
| Site lighting (poles, fixtures) | 20–30 years |
| Wood fencing | 15–25 years |
| Pool plaster | 10–15 years |
| Pool pump and filter | 7–10 years |
| HVAC rooftop unit | 15–20 years |
| Boiler | 25–30 years |
| Commercial water heater | 10–15 years |
| Fire alarm panel | 20–25 years |
| Elevator cab finishes | 15–20 years |
| Elevator modernization | 25–30 years |
| Carpet, clubhouse | 7–10 years |
| Playground equipment | 10–15 years |
Ranges synthesized from common professional reserve-study references and U.S. building-component literature. Verify against a study performed by a credentialed reserve specialist (RS, PRA, or equivalent) before relying on any figure for funding decisions.
Statutory floors for owner and board meetings — notice periods, delivery rules, quorum, voting, written consent, and record retention. Generic reference. Specific bylaws or declarations may impose tighter requirements; statutes set the minimum.
Nevada statute does not currently encode specific board or owner meeting notice periods in the corpus. The discipline still applies. Industry standard is below.
CommunityPay maintains a Board Meeting Packet generator that produces a state-aware agenda, draft minutes template, and compliance checklist for the board pack.
How meeting notice must be delivered, what it must contain, and what defects invalidate the notice. Statutes vary in mechanics; the principles are consistent.
Full notice requirements appear in NRS 116.001 and the specific subsections cited in the Requirements tab.
Quorum sets the floor for a valid meeting. Voting mechanics — proxies, ballots, written consent — determine how votes are counted once the quorum is established.
Statute sets the default at 20% of allocated interests unless the governing documents specify a different threshold.
Most states permit proxies for owner meetings. The proxy must be written, dated, and signed; many states require revocation rights and an explicit scope (general or limited). Proxies do not extend to board meetings — directors must vote in person or by permitted remote means.
Action without a meeting requires unanimous written consent in most jurisdictions, though some states permit a lower threshold for narrow categories (uncontested matters, ratification). Document the consent in the corporate records, indexed to the action taken.
Secret-ballot procedures, double-envelope requirements, and inspector-of-elections rules apply in states with comprehensive election statutes. Director elections, recall votes, and assessment increases above a statutory threshold typically require secret-ballot procedure.
Available only when explicitly authorized by the declaration or bylaws. Otherwise straight voting applies — each membership casts one vote per open seat per candidate, with no concentration permitted.
Voting rights may be suspended for delinquent accounts in some jurisdictions. Suspension typically requires due-process notice and an opportunity to cure. Statutes vary; the bylaws must align.
Voting and quorum procedures are codified in NRS 116.001 and applicable subsections. Specific procedures may be modified in the declaration and bylaws within statutory limits.
Minutes are the corporate record of the meeting. Statutes in every state require associations to maintain meeting minutes and make them available to owners on request. Retention periods and access rules vary.
Records retention and inspection rights are codified in NRS 116.001 and related subsections. A records-request response that misses the statutory deadline may expose the association to a per-day penalty.
One PDF — every active Nevada statute we track, statutory fee caps and time limits, recent legal changes from the last 12 months, and the resale-certificate disclosure profile. Built from CommunityPay's living legal corpus, the same data that drives our resale certificates, reserve reports, and CARI scoring.
Nevada law requires 9 statutory disclosures on every resale. Buyers, agents, and title officers can request a certificate here — we contact the board to deliver it.
Request Nevada resale certificate