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ACACIA LANDING HOMEOWNERS ASSOCIATION

Las Vegas, Nevada
Public record Verified Geography Verified Statute coverage Profile available Contacts Unclaimed

Governed by NRS Chapter 116 (Nevada Common-Interest Communities Act). Nevada grants HOA assessment liens a 9-month super-priority window over a first mortgage under NRS 116.3116(2). Registered as a homeowners association in Clark County, Nevada.

Community Profile
Legal Compliance Dashboard — Live Preview Nevada vs. Washington · 11 requirements tracked
3/11
CommunityPay tracks every numeric statutory requirement — fee caps, time limits, percentage caps, retention periods — across every state's community-association law. The full dashboard renders side-by-side comparisons across all 52 tracked jurisdictions and a live feed of statute amendments. Below, three rows for Nevada alongside Washington.
Requirement NV WA
RC delivery deadline 10 days 10 days
RC fee cap $185 $275
Buyer cancellation period 5 days 5 days
Open the full dashboard for Nevada → all states, every threshold, statute changes tracked daily
Resale Certificate Compliance 9 disclosures required
NV
This homeowners association is governed by NRS 116.4109 (Nevada Common Interest Communities Act). Nevada law requires 9 specific disclosures when a unit is sold. The certificate must be delivered within 10 days of request. Maximum preparation fee: $185.00. · verified May 2026
Statute amended Detected May 25, 2026
NRS 116.4109 adds effective-date limit '[Effective through June 30, 2026]' and expands resale-package requirements, cancellation procedures, and association fee schedules with specific dollar caps ($185 certificate fee, $165 statement-of-demand fee) and CPI-adjustment rules. View source
  • Declaration, bylaws, rules and regulations of the association, and the information statement required by NRS 116.41095 NRS 116.4109(1)(a)
    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
  • Statement of the monthly assessment for common expenses and any unpaid obligations due from the selling unit’s owner NRS 116.4109(1)(b)
    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
  • Any unpaid obligation of any kind, including special assessments, fines, penalties, interest, and collection costs NRS 116.4109(1)(b)
    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
  • Current operating budget of the association NRS 116.4109(1)(c)
    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
  • Current year-to-date financial statement for the association NRS 116.4109(1)(c)
    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
  • Summary of the reserves of the association required by NRS 116.31152, including the reserve-study summary at NRS 116.31152(3)(a)–(e) NRS 116.4109(1)(c)
    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
  • Unsatisfied judgments and pending legal actions against the association of which the unit’s owner has actual knowledge NRS 116.4109(1)(d)
    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
  • Transfer fees, transaction fees, and any other fees associated with the resale of a unit NRS 116.4109(1)(e)
    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
  • Current and expected fees or charges for the unit (association fees, fines, late charges, interest on delinquencies, collection costs) NRS 116.4109(1)(f)
    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
Industry incumbents (HomeWiseDocs, CondoCerts) charge residents $250–$400 per resale certificate. Under NRS 116.4109, Nevada caps the preparation fee at $185 by statute. With CommunityPay, the board issues the certificate directly from live ledger data — the board controls pricing within the statutory cap. Residents typically save $200+ per closing.
None of these items are confirmed for ACACIA LANDING HOMEOWNERS ASSOCIATION. Set up this community on CommunityPay to track compliance and generate resale certificates from live ledger data.
Institutional Reference

Reserve study standards in Nevada

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.

Cadence
5 years maximum
Authority
NRS 116.31152(1)
Scope
Component register, condition assessment, funding analysis

Nevada NRS 116.31152 requires a reserve study at least every five years with annual budget update.

Most state regimes also require:

  • Annual disclosure of reserve funding status to owners.
  • Segregation of reserve funds from operating cash.
  • Board approval of the funding plan tied to the most recent study.

A reserve study has three parts:

  • Component register — every long-lived asset the association is responsible for maintaining.
  • Condition assessment — current age, remaining useful life, observable wear.
  • Funding analysis — how much the association must contribute each year so cash is available when components reach end-of-life.

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.

  1. Component register Every asset the association is responsible for maintaining — roofs, asphalt, mechanical systems, plumbing risers, elevators, amenities. Freeze a current version before the study.
  2. Condition assessments Last inspection reports, photographs, observed wear, recent repairs. The analyst calibrates useful-life estimates against this evidence.
  3. Useful-life and replacement-cost estimates Per component, calibrated to local climate, construction, and use intensity. A study produces these; the board verifies them.
  4. Thirty-year capital plan When each component reaches end-of-life and what replacement will cost in nominal dollars at that year.
  5. Funding plan Percent-funded, threshold, or baseline approach with an explicit annual contribution. The board approves; the study models outcomes.
  6. Current reserve fund balance Separated from operating cash. Ideally in interest-bearing accounts with FDIC coverage on the full balance.
  7. Annual budget tied to the funding plan Reserve contribution as an explicit budget line, traceable to the study and the funding policy.
  8. Most recent reserve study Full study, update, or interim review. Author credentials and date of the most recent on-site inspection.
  9. Insurance schedule Replacement-cost coverage on insured components. Deductibles that may draw against reserves in a loss.
  10. Board minutes referencing reserve decisions Special assessments, deferred maintenance, funding-policy changes, scope deviations from the study.

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.

Roofing & Exterior

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.

Mechanical

HVAC chillers and cooling towers. Boilers and water heaters. Ventilation. Pumps. Fire suppression and sprinkler systems. Emergency generators. Elevators — cabs, controllers, jacks, and modernizations.

Site Work

Parking lots: seal coat, overlay, full reconstruction. Concrete sidewalks and curbs. Site lighting. Storm drainage. Retaining walls. Fencing. Entry gates and signage.

Plumbing & Electrical

Main water lines and risers. Sanitary and storm sewer lines. Backflow preventers. Common-area electrical panels and switchgear. Transformer pads. Distribution.

Amenities

Pools, spas, and pool equipment. Clubhouse interiors. Fitness rooms. Playgrounds. Tennis and pickleball courts. Mailbox kiosks. Trash enclosures and dumpster pads.

Safety & Code

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 roof20–25 years
Metal roof40–50 years
Tile or slate roof50+ years
Flat membrane roof (TPO/EPDM)15–25 years
Wood siding20–30 years
Fiber cement siding30–50 years
Stucco50+ years
Exterior paint cycle7–10 years
Gutters and downspouts20–30 years
Wood deck, pressure-treated15–20 years
Composite deck25–30 years
Asphalt parking — seal coat3–5 years
Asphalt parking — overlay12–15 years
Asphalt parking — reconstruction25–30 years
Concrete sidewalks and curbs30–50 years
Site lighting (poles, fixtures)20–30 years
Wood fencing15–25 years
Pool plaster10–15 years
Pool pump and filter7–10 years
HVAC rooftop unit15–20 years
Boiler25–30 years
Commercial water heater10–15 years
Fire alarm panel20–25 years
Elevator cab finishes15–20 years
Elevator modernization25–30 years
Carpet, clubhouse7–10 years
Playground equipment10–15 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.

Related tools
  • Reserve Health Check → Free. Inputs reserve balance, annual contribution, building age, and components; returns a grade with the math shown. No signup required to view results.
Institutional Reference

Meeting requirements in Nevada

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.

  • Provide at least 10 days advance notice for board meetings.
  • Provide 14–30 days advance notice for annual or special owner meetings.
  • Hold at least one annual meeting of the membership each year.
  • Keep all board meetings open to owners in good standing; reserve executive session for narrow purposes.
  • Define a quorum threshold in the bylaws and apply it consistently.

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.

  1. Delivery method First-class mail or hand-delivery to the address on file with the association is the universal default. Most states permit electronic delivery only with the owner's written consent. A posted notice on a community bulletin board is not, by itself, sufficient.
  2. Address on file The association is entitled to rely on the address each owner has provided. The owner bears the burden of keeping it current. The board must maintain a registered address list.
  3. Required content Date, time, location (or remote-access link), and an agenda. Material to be voted on — budget, special assessments, rule changes — must be identified specifically. "Other business" is not a substitute for an item.
  4. Notice period start The notice period typically runs from the date of mailing or hand-delivery, not the date of receipt. Some states count both the notice date and the meeting date; others exclude one or both. Confirm the rule.
  5. Remote participation When the association offers remote attendance, the notice must include the access information and any limitations (e.g., audio-only, no chat). Recording rules vary by state.
  6. Defective notice consequences Material defects invalidate actions taken at the meeting. Minor defects (typo in location, slightly late mailing) may be cured by attendance and waiver. Document the cure in the minutes.
  7. Emergency notice Statutes typically permit shortened notice for genuine emergencies (imminent physical harm, immediate financial loss). The board must document the emergency basis in the minutes.

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.

Quorum

Statute sets the default at 20% of allocated interests unless the governing documents specify a different threshold.

Proxies

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.

Written consent

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.

Ballots

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.

Cumulative voting

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.

Member in good standing

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.

  1. What minutes must contain Date, time, location. Directors and officers present. Quorum determination. Motions made, seconded, and the vote count. Substantive board actions and adopted resolutions. Executive-session minutes kept separately; the open-session minutes record only that a closed session occurred.
  2. Retention period Nevada requires retention for at least 10 years. Reserve studies, declarations, amendments, and assessments — permanent.
  3. Owner inspection rights Nevada requires the association to respond within 21 days of a written request.
  4. Approval process Draft minutes are circulated to the board, corrected, and approved at the next regular meeting. Approved minutes become the official record. Corrections after approval require a noted amendment, not silent edits.
  5. Permanent records Declaration, bylaws, articles of incorporation, rule books, amendments, and the minute book are permanent records. The association cannot dispose of them on any retention schedule.
  6. Resale disclosure Recent board and owner meeting minutes are typically required attachments to a resale certificate. The standard window is the last 12 months; some statutes extend to 24 months for amendments.
  7. Executive session Closed-session minutes record matters discussed but typically remain confidential from the general membership. Specific votes taken in closed session may need to be reported in the open-session minutes.

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.

Related tools
Institutional Reference

Insurance & risk requirements in Nevada

Statutory floors plus the Fannie Mae 1076 and Freddie Mac 1077 condo questionnaire fields lenders verify before closing. Generic reference. Specific declarations or bylaws may impose tighter requirements; statutes set the minimum.

Fannie Mae lender requirement
Hazard / property coverage
100% of replacement cost value, project improvements + common elements + residential structures
Fannie Mae B7-3-03
Comprehensive general liability
$1000000 minimum per single occurrence, bodily injury and property damage on common elements
Fannie Mae B7-4-01
  • Replacement cost basis — policy must pay to rebuild without depreciation deduction.
  • Agreed-amount endorsement — waives the coinsurance penalty when coverage is set to a stated replacement cost.
  • Inflation guard endorsement — annual escalation to keep coverage at current rebuild cost.
  • Building ordinance or law endorsement — covers the cost gap when current building codes require upgrades during a rebuild.

Statutory citation: NRS 116.001.

Fannie Mae lender requirement
Fidelity / crime bond minimum
3 months of aggregate assessments on all units
Fannie Mae B7-4-02

The fidelity / crime policy protects association funds from dishonest or fraudulent acts by anyone handling or responsible for those funds — directors, officers, employees, and the management agent. The HOA or co-op corporation must be the named insured, with premiums paid as a common expense.

  • Named covered parties — board, officers, employees, and the management company (when one is engaged).
  • Computation basis — months of assessments plus reserve balance, or a percentage of the operating budget, depending on the governing statute.
  • Annual renewal — coverage lapses are a common audit finding and trigger lender disqualification.

Statutory citation: NRS 116.001.

Fannie Mae lender requirement
Deductible cap
5% maximum of master policy coverage amount, aggregated across per-peril deductibles
Fannie Mae B7-3-03

Higher deductibles disqualify the project from conforming mortgage originations on every unit. State statutes sometimes codify a tighter cap or require board approval before deductible changes.

Flood insurance is required when any portion of the project sits inside a FEMA-designated Special Flood Hazard Area (SFHA). Coverage must equal the lesser of the building replacement cost or the National Flood Insurance Program (NFIP) maximum, with the balance covered by an excess flood policy.

Statutory citation: NRS 116.001.

Beyond the master property policy, lenders require several distinct coverages and endorsements. Each addresses a specific risk category the master policy alone does not handle.

  • Directors & officers (D&O) liability — defends board members against claims arising from governance decisions. Often required by lenders even when not codified by statute.
  • Umbrella / excess liability — extends primary liability limits, typically by $1M to $5M, to cover catastrophic claims.
  • Workers’ compensation — required when the association directly employs maintenance or management staff.
  • Earthquake / windstorm — peril-specific policies in seismic and coastal zones. Lender requirement depends on territory.
  • Environmental / pollution — applies when the association operates pools, fuel storage, or other regulated facilities.

Statutory citation: NRS 116.001.

Statutory Obligations — Nevada 58 obligations across 6 categories
NV
Under Nevada community association law, this homeowners association is bound by the obligations below. Each item is pinned to the underlying statute. Click any citation to read the source.
Governance 23
Board governance, meetings, voting, quorum.
  • Short title — Uniform Common-Interest Ownership Act
    Short title — Uniform Common-Interest Ownership Act.
     NRS 116.001
  • Executive board acts on behalf of the association; officers and members are fiduciaries; business-judgment rule applies
    Executive board acts on behalf of the association; officers and members are fiduciaries; business-judgment rule applies.
     NRS 116.3103(1)
  • Construction penalties: executive board may impose for failure to adhere to design, construction, occupancy, or permit schedules
    Construction penalties: executive board may impose for failure to adhere to design, construction, occupancy, or permit schedules.
     NRS 116.310305(1)
  • Construction penalty is enforceable if the right is set forth in governing documents and the unit owner receives notice and a hearing right
    Construction penalty is enforceable if the right is set forth in governing documents and the unit owner receives notice and a hearing right.
     NRS 116.310305(2)
  • Executive board must have at least three members, all unit owners, elected after termination of declarant control
    Executive board must have at least three members, all unit owners, elected after termination of declarant control.
     NRS 116.31034(1)
  • Candidates ineligible if family/cohabitant relationship to another board member, conflicting financial interest, or community-manager relationship
    Candidates ineligible if family/cohabitant relationship to another board member, conflicting financial interest, or community-manager relationship.
     NRS 116.31034(10)
  • Within 90 days of election or appointment, a board member must certify in writing that they have read and understand the governing documents and NRS chapter 116
    Within 90 days of election or appointment, a board member must certify in writing that they have read and understand the governing documents and NRS chapter 116.
     NRS 116.31034(19)
  • Board term may not exceed 3 years
    Board term may not exceed 3 years.
     NRS 116.31034(2)
  • Governing documents must provide for staggered terms — to the extent possible, equal numbers of board seats elected at each election
    Governing documents must provide for staggered terms — to the extent possible, equal numbers of board seats elected at each election.
     NRS 116.31034(3)
  • Each candidate must disclose financial, business, professional, or personal relationships that could pose a conflict of interest, and must disclose whether they are a member in good standing
    Each candidate must disclose financial, business, professional, or personal relationships that could pose a conflict of interest, and must disclose whether they are a member in good standing.
     NRS 116.31034(9)
  • Annual meeting of unit owners required
    Annual meeting of unit owners required.
     NRS 116.3108(1)
  • Special meetings may be called by the president, a board majority, or unit owners constituting at least 10 percent of votes; lower thresholds permitted by bylaws
    Special meetings may be called by the president, a board majority, or unit owners constituting at least 10 percent of votes; lower thresholds permitted by bylaws.
     NRS 116.3108(2)
  • Notice of any meeting must be given not less than 15 days or more than 60 days in advance and include the agenda
    Notice of any meeting must be given not less than 15 days or more than 60 days in advance and include the agenda.
     NRS 116.3108(3)
  • Agenda must include a complete statement of scheduled topics, the list of items on which action may be taken, and an open comment period
    Agenda must include a complete statement of scheduled topics, the list of items on which action may be taken, and an open comment period.
     NRS 116.3108(4)
  • Minutes of each meeting must be made available to unit owners not more than 30 days after the meeting
    Minutes of each meeting must be made available to unit owners not more than 30 days after the meeting.
     NRS 116.3108(5)
  • Unit owners may make audio recordings of meetings after providing notice
    Unit owners may make audio recordings of meetings after providing notice.
     NRS 116.3108(9)
  • Unit owners may attend and speak at any meeting of the unit owners or executive board, subject to reasonable time limits set by the board
    Unit owners may attend and speak at any meeting of the unit owners or executive board, subject to reasonable time limits set by the board.
     NRS 116.31085(1)
  • Executive board may not meet in executive session to consider association project bids or contract actions
    Executive board may not meet in executive session to consider association project bids or contract actions.
     NRS 116.31085(2)
  • Executive sessions limited to: attorney consultation, personnel matters, governing-document violations, and construction-penalty schedule failures
    Executive sessions limited to: attorney consultation, personnel matters, governing-document violations, and construction-penalty schedule failures.
     NRS 116.31085(3)
  • Owner accused of a violation is entitled to attend the hearing, present evidence, have counsel, and receive written notice of the decision
    Owner accused of a violation is entitled to attend the hearing, present evidence, have counsel, and receive written notice of the decision.
     NRS 116.31085(4)
  • Every foreclosure sale vests title in the purchaser subject to the redemption right; a security interest is not extinguished if the holder satisfies the super-priority amount within 5 days before sale
    Every foreclosure sale vests title in the purchaser subject to the redemption right; a security interest is not extinguished if the holder satisfies the super-priority amount within 5 days before sale.
     NRS 116.31166(1)
  • Person conducting the sale must issue a certificate of sale containing a description, bid price, total price, and statement that the unit is subject to redemption, and record it with the county recorder
    Person conducting the sale must issue a certificate of sale containing a description, bid price, total price, and statement that the unit is subject to redemption, and record it with the county recorder.
     NRS 116.31166(2)
  • Unit may be redeemed within 60 days of sale by the former owner, their successor in interest, or any subordinate-lien holder by paying the purchase price plus 1 percent per month interest, assessments paid by the purchaser, prior liens, and reasonable maintenance/repair costs
    Unit may be redeemed within 60 days of sale by the former owner, their successor in interest, or any subordinate-lien holder by paying the purchase price plus 1 percent per month interest, assessments paid by the purchaser, prior liens, and reasonable maintenance/repair costs.
     NRS 116.31166(3)
Financial 19
Financial statements, audits, banking, fund segregation.
  • Annual review tier: budgets $45K–$74,999 — financial statement reviewed by an independent CPA in the year preceding the next reserve study
    Annual review tier: budgets $45K–$74,999 — financial statement reviewed by an independent CPA in the year preceding the next reserve study.
     NRS 116.31144(1)(a)
  • Annual review tier: budgets $75K–$149,999 — financial statement reviewed by an independent CPA every fiscal year
    Annual review tier: budgets $75K–$149,999 — financial statement reviewed by an independent CPA every fiscal year.
     NRS 116.31144(1)(b)
  • Annual AUDIT tier: budgets $150K or more — financial statement audited by an independent CPA every fiscal year
    Annual AUDIT tier: budgets $150K or more — financial statement audited by an independent CPA every fiscal year.
     NRS 116.31144(1)(c)
  • Owner-petition audit: 15 percent of voting members may submit a written request within the last 180 days of the fiscal year to require an audit
    Owner-petition audit: 15 percent of voting members may submit a written request within the last 180 days of the fiscal year to require an audit.
     NRS 116.31144(2)
  • Assessments must be made at least annually based on a budget adopted at least annually per NRS 116.31151; budget must cover daily operations and reserves
    Assessments must be made at least annually based on a budget adopted at least annually per NRS 116.31151; budget must cover daily operations and reserves.
     NRS 116.3115(1)
  • Association must establish adequate reserves for repair, replacement, and restoration of major components of the common elements; reserves may not be used for daily maintenance
    Association must establish adequate reserves for repair, replacement, and restoration of major components of the common elements; reserves may not be used for daily maintenance.
     NRS 116.3115(2)
  • Past-due assessments (60+ days) bear interest at the Nevada prime rate plus 2 percent, adjusted semi-annually
    Past-due assessments (60+ days) bear interest at the Nevada prime rate plus 2 percent, adjusted semi-annually.
     NRS 116.3115(3)
  • Association must give written notice to each unit owner at least 21 calendar days before a meeting at which an assessment for a capital improvement is to be considered or acted upon
    Association must give written notice to each unit owner at least 21 calendar days before a meeting at which an assessment for a capital improvement is to be considered or acted upon.
     NRS 116.3115(9)
  • Executive board must distribute operating and reserve budgets (or summaries) to each unit owner not less than 30 days or more than 60 days before the beginning of the fiscal year
    Executive board must distribute operating and reserve budgets (or summaries) to each unit owner not less than 30 days or more than 60 days before the beginning of the fiscal year.
     NRS 116.31151(1)
  • Board must set a ratification meeting not less than 14 days or more than 30 days after mailing budget summaries, within 60 days after adoption
    Board must set a ratification meeting not less than 14 days or more than 30 days after mailing budget summaries, within 60 days after adoption.
     NRS 116.31151(3)
  • Proposed budget is ratified automatically unless a majority of all unit owners reject it at the ratification meeting — quorum not required
    Proposed budget is ratified automatically unless a majority of all unit owners reject it at the ratification meeting — quorum not required.
     NRS 116.31151(3)
  • Board must distribute the policy for collection of fees, fines, assessments, or costs alongside the budget
    Board must distribute the policy for collection of fees, fines, assessments, or costs alongside the budget.
     NRS 116.31151(4)
  • Executive board must cause a reserve study at least every 5 years, review results annually, and adjust the funding plan annually
    Executive board must cause a reserve study at least every 5 years, review results annually, and adjust the funding plan annually.
     NRS 116.31152(1)
  • Reserve study must be conducted by a person who holds a permit issued pursuant to chapter 116A (small communities under 20 units in small counties exempt)
    Reserve study must be conducted by a person who holds a permit issued pursuant to chapter 116A (small communities under 20 units in small counties exempt).
     NRS 116.31152(2)
  • Reserve study must include component inspection, identification of components with remaining useful life under 30 years, useful-life estimates, cost estimates, and funding-plan estimates
    Reserve study must include component inspection, identification of components with remaining useful life under 30 years, useful-life estimates, cost estimates, and funding-plan estimates.
     NRS 116.31152(3)
  • Summary of the reserve study must be submitted to the Division not later than 45 days after the executive board adopts the study results
    Summary of the reserve study must be submitted to the Division not later than 45 days after the executive board adopts the study results.
     NRS 116.31152(4)
  • Resale package contents — monthly assessment and unpaid obligations
    Resale package contents — monthly assessment and unpaid obligations.
     NRS 116.4109(1)(b)
  • Resale package contents — operating budget, financial statement, and reserve summary
    Resale package contents — operating budget, financial statement, and reserve summary.
     NRS 116.4109(1)(c)
  • Statutory fee cap on the resale certificate: $185 base, $100 expedited (CPI-adjustable, capped at 3 percent annual increase)
    Statutory fee cap on the resale certificate: $185 base, $100 expedited (CPI-adjustable, capped at 3 percent annual increase).
     NRS 116.4109(4)(b)
Assessment 3
Assessment levy, billing, collection, late fees.
  • Association has a lien on a unit for assessments, construction penalties, and fines from the time they become due
    Association has a lien on a unit for assessments, construction penalties, and fines from the time they become due.
     NRS 116.3116(1)
  • Association lien is prior to other liens except pre-declaration liens, first security interest (subject to the super-priority carve-out at subsection 3), real-estate-tax liens, and NRS 444.520 fee liens
    Association lien is prior to other liens except pre-declaration liens, first security interest (subject to the super-priority carve-out at subsection 3), real-estate-tax liens, and NRS 444.520 fee liens.
     NRS 116.3116(2)
  • 9-month super-priority: association lien beats the first security interest up to 9 months of common-expense assessments plus enforcement costs (or the period set by Fannie/Freddie regulations, minimum 6 months)
    9-month super-priority: association lien beats the first security interest up to 9 months of common-expense assessments plus enforcement costs (or the period set by Fannie/Freddie regulations, minimum 6 months).
     NRS 116.3116(3)
Disclosure 7
Owner disclosures, resale certificates, public records.
  • Resale package contents — governing documents
    Resale package contents — governing documents.
     NRS 116.4109(1)(a)
  • Resale package contents — unsatisfied judgments and pending legal actions
    Resale package contents — unsatisfied judgments and pending legal actions.
     NRS 116.4109(1)(d)
  • Resale package contents — transfer and transaction fees
    Resale package contents — transfer and transaction fees.
     NRS 116.4109(1)(e)
  • Resale package contents — current and expected fees or charges for the unit
    Resale package contents — current and expected fees or charges for the unit.
     NRS 116.4109(1)(f)
  • Buyer’s 5-day right to cancel the contract of purchase
    Buyer’s 5-day right to cancel the contract of purchase.
     NRS 116.4109(2)
  • Association’s 10-calendar-day deadline to furnish documents and certificate
    Association’s 10-calendar-day deadline to furnish documents and certificate.
     NRS 116.4109(3)
  • Resale package remains effective for 90 calendar days
    Resale package remains effective for 90 calendar days.
     NRS 116.4109(5)
Elections 1
Director elections, ballot procedures, recall.
  • Default quorum is 20 percent of votes — present in person, by proxy, or by absentee ballot (unless governing documents specify otherwise)
    Default quorum is 20 percent of votes — present in person, by proxy, or by absentee ballot (unless governing documents specify otherwise).
     NRS 116.3109(1)
Compliance 5
Statutory compliance, filings, registrations.
  • Executive board must make books, records, and other papers — including financial statements, budgets, reserve studies, and contracts/litigation records — available for review at the association's business office or a designated location within 60 miles of the community
    Executive board must make books, records, and other papers — including financial statements, budgets, reserve studies, and contracts/litigation records — available for review at the association's business office or a designated location within 60 miles of the community.
     NRS 116.31175(1)
  • Executive board must provide a copy of any financial statement, budget, or reserve study to a unit owner or the Ombudsman within 21 days; copy fee capped at 25 cents per page for first 10 pages and 10 cents thereafter when electronic format is unavailable
    Executive board must provide a copy of any financial statement, budget, or reserve study to a unit owner or the Ombudsman within 21 days; copy fee capped at 25 cents per page for first 10 pages and 10 cents thereafter when electronic format is unavailable.
     NRS 116.31175(2)
  • If the executive board fails to provide a copy within 21 days, it must pay a penalty of $25 for each day of delay
    If the executive board fails to provide a copy within 21 days, it must pay a penalty of $25 for each day of delay.
     NRS 116.31175(3)
  • Books, records, and other papers must be maintained for at least 10 years (excluding minutes, which are governed by NRS 116.3108 and 116.31083)
    Books, records, and other papers must be maintained for at least 10 years (excluding minutes, which are governed by NRS 116.3108 and 116.31083).
     NRS 116.31175(7)
  • Review fee for books, records, contracts, or other papers capped at $25 per hour
    Review fee for books, records, contracts, or other papers capped at $25 per hour.
     NRS 116.31175(8)
None of these obligations are confirmed for ACACIA LANDING HOMEOWNERS ASSOCIATION as a CommunityPay-managed community. Set up this community on CommunityPay to track obligation compliance from a live ledger with audit-grade enforcement.
Source: Nevada legal corpus. Last verified May 24, 2026. CommunityPay maintains the corpus and re-verifies on a rolling cadence.
Reserve Study Deadline — Nevada Every 5 years
Nevada NRS 116.31152 requires a reserve study at least every five years with annual budget update.
Statutory cadence Every 5 years
Authority NRS 116.31152(1)
Estimated next required Formation date not on file. Cadence applies based on most-recent reserve study completion.
Set up this community on CommunityPay to track reserve study compliance and generate a Reserve Funding Status Report (RSR) from a live ledger.
Risk Profile — CARI Score Preview 5 weighted components · Verified score requires consent
Preview
CARI — the Community Association Risk Index — is CommunityPay's deterministic risk score for community associations. Lenders, insurers, title companies, and buyers consume it through an authenticated API. The score is computed from five weighted components and is consent-gated: the association controls whether subscribers can see it.
Financial Health 30% weight
Reserve adequacy, delinquency rate, operating ratio, fund segregation. Measured against state statutory thresholds.
Governance 25% weight
Board attestation currency, meeting compliance, policy violations, governance risk coefficient.
Vendor Risk 15% weight
Vendor compliance signals — license, insurance, bond status, payment velocity, dispute rate.
Enforcement Integrity 15% weight
Block rate, override rate, SLA breaches in the enforcement decision ledger. The audit-trail layer.
Payment Behavior 15% weight
Prevented loss, dispute rate, collection efficiency, payment-method risk.
No verified CARI score is published for Nevada community ACACIA LANDING HOMEOWNERS ASSOCIATION. Set up this community on CommunityPay to publish a verified CARI score that lenders, insurers, title companies, and buyers can consume through an authenticated API.
Recent Law Changes — Last 24 Months 4 changes · 4 directly affect this community
4
Statute amended Affects this community
May 2026
Resale Package
NRS 116.4109 adds effective-date limit '[Effective through June 30, 2026]' and expands resale-package requirements, cancellation procedures, and association fee schedules with specific dollar caps ($185 certificate fee, $165 statement-of-demand fee) and CPI-adjustment rules.
Statute amended Affects this community
May 2026
Maintenance and Availability of Books, Records and Other Papers of Association
NRS 116.31175 adds mandatory electronic format for records copies (at no charge) or sets a tiered fee cap of 25 cents per page (first 10 pages) then 10 cents per page if paper format; imposes $25 daily penalty for failure to provide copies within 21 days; restructures violation-record requirements with specific content and privacy rules; clarifies meeting-minutes retention exemptions in subsection 7.
Status change (active/amended/repealed) Affects this community
May 2026
Bourne Valley Court Trust v. Wells Fargo Bank, N.A.
Treatment changed on Bourne Valley Court Trust v. Wells Fargo (9th Cir. 2016): GOOD_LAW → OVERRULED
New subsection added Affects this community
Apr 2026
Election of Board Members; Staggered Terms
Drift detected on NRS 116.31034 — NRS 116 — Election of Board Members; Staggered Terms: NEW_SUBSECTION (179 chars → 16524 chars, +16345)
Source: Nevada legal corpus drift detection. CommunityPay tracks every change to relevant statutes, case law, session laws, and regulations.
Compliance Calendar — Next 12 Months 2 deadlines
Annual budget ratification meeting Dec 31, 2026 · 215 days
Owners must be given opportunity to ratify or reject the budget.
Federal Form 1120-H or 1120 — annual return Apr 15, 2027 · 320 days
High IRC §528
Failure to file timely incurs IRS penalties and interest.
Source: Nevada statute and federal tax law. Dates are conservative estimates based on common fiscal-year alignment; actual deadlines depend on the association's bylaws and fiscal year.
Court Decisions — Nevada Community Association Law 2 appellate decisions interpreting applicable statutes
Nevada Supreme Court · Saticoy Bay LLC Series 350 Durango 104 v. Wells Fargo Home Mortg., 133 Nev. 28, 388 P.3d 970 (2017)
The Nevada Supreme Court rejected the 9th Circuit's Bourne Valley federal due-process analysis and held that NRS 116.3116's statutory notice scheme is constitutional under Nevada law. Reaffirmed SFR Investments: a properly noticed non-judicial foreclosure of the 9-month super-priority assessment lien extinguishes a…
Interprets: NRS 116.3116, NRS 116.31166
Nevada Supreme Court · SFR Investments Pool 1, LLC v. U.S. Bank, N.A., 130 Nev. 742, 334 P.3d 408 (2014)
NRS 116.3116 creates a true super-priority lien for up to 9 months of unpaid assessments that takes priority over a first deed of trust. A properly conducted non-judicial foreclosure of the super-priority portion under NRS 116.31162 to 116.31168 extinguishes the first deed of trust and conveys clean title to the…
Interprets: NRS 116.3116, NRS 116.31166
Source: Nevada appellate court records. CommunityPay tracks treatment status and re-verifies on a rolling cadence.
Lien Priority — Nevada HOA super-priority window: 9 months
9 mo
Nevada grants HOA assessment liens up to 9 months of unpaid assessments super-priority over a first mortgage (per NRS 116.3116(2)) . The remaining balance is subordinate. This window is where lenders and HOAs negotiate at closing and in foreclosure.
1.
Federal tax lien (IRS)
Federal tax liens are senior to all subsequent recorded liens.
26 U.S.C. §6321
2.
Property tax lien
Property tax liens take priority over all subsequent encumbrances.
NRS 361.450
3.
HOA assessment lien (super-priority — 9 months)
Nevada grants up to 9 months of unpaid assessments super-priority over a first mortgage. SFR Investments v. U.S. Bank (2014) confirmed this can extinguish a first mortgage on foreclosure.
NRS 116.3116(2)
4.
First mortgage / deed of trust
Subordinate to property tax and HOA super-priority window.
5.
HOA assessment lien (balance beyond 9-month window)
Subordinate to first mortgage.
NRS 116.3116
6.
Junior mortgage / mechanic's liens / judgment liens
Priority by recording date.
Source: Nevada statutes and case law. CommunityPay maintains the corpus and re-verifies on a rolling cadence.
Records This Community Should Have — Nevada 7 record categories required by statute
Under Nevada community association law, the records below must be created and retained. Failure to produce these on owner request, audit, or litigation creates liability and erodes the board's defensibility. None are confirmed for this community as a CommunityPay-managed association.
Governance 3
  • Governing documents — CC&Rs, Bylaws, Articles of Incorporation
    The foundational documents that establish the association and its powers. Required as a permanent record.
    Retention: permanent
    NRS 116.31175
  • Meeting minutes — board and member meetings
    Official record of board votes, decisions, and member actions.
    Retention: permanent
    NRS 116.31175
  • Owner roster
    Current owners and addresses.
    Retention: current
    NRS 116.31175
Financial 4
  • Annual financial statements
    Income statement, balance sheet, statement of cash flows for each fiscal year.
    Retention: 10 years
    NRS 116.31175
  • Reserve study
    Reserve study every 5 years per NRS 116.31152.
    Retention: most recent + history
    NRS 116.31152
  • Tax returns
    Federal association tax returns.
    Retention: 7 years
    IRC §6501
  • Tax returns
    Federal and state association tax returns.
    Retention: 7 years
    IRC §6501 + state retention norms
Set up this community on CommunityPay to create, store, and produce these records on demand from a live ledger.
Registration Details Homeowners Association · Active
Type Homeowners Association
Governing Statute NRS 116 (Common-Interest Communities)
State Nevada
City Las Vegas
ZIP 89130
Units 218
Development Type Regular
Managing Agent ASSOCIATION MANAGEMENT GROUP
County Clark
Registration NV-18657322021-8
Status Active
Area HOA Fees Clark County median $225/mo
Median Monthly Fee $225
Average Monthly Fee $320
Typical Range $180 – $300
Units Paying Fees 38,154
Source: U.S. Census Bureau, American Community Survey 2023 5-Year Estimates (PUMS). Clark County, NV.
Natural Hazard Exposure Clark County
Very High
Heat Wave Very High
Inland Flooding Very High
Wildfire Relatively High
Earthquake Relatively High
Hail Relatively High
Social Vulnerability Relatively Moderate
Community Resilience Very Low
Expected Annual Loss $812,587,961
Source: FEMA National Risk Index v1.20, Clark County, NV
Management Company Verified · Association Management Group
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Applicable Laws 21 Nevada statutes
Short Title (Uniform Common-Interest Ownership Act) Short title provision: "This chapter may be cited as the Uniform Common-Interest Ownership Act." Single sentence; substantive applicability is at NRS 116.1201 and following.
Board Powers and Duties Board of directors powers, fiduciary duties, and governance obligations for Nevada CICs.
Construction Penalties for Failure to Adhere to Schedules Authorizes a Nevada HOA to impose construction penalties on a unit owner who fails to adhere to required schedules for design, construction, occupancy, or permits. Right must be set forth in governing documents, the maximum penalty must be disclosed in the public offering statement or resale package, and the owner must receive notice and a hearing right. A construction penalty …
Election of Board Members; Staggered Terms Governs Nevada HOA executive board elections. Requires elected boards (not declarant-appointed) of at least 3 members after declarant control ends. Sets eligibility (not delinquent on assessments, no felony conviction involving theft or fraud against the association). Requires staggered terms (no more than half expire in any year). Specifies disclosure rules for candidates and certification requirements for elected board members.
Meetings of Unit Owners Requires Nevada HOAs to hold a meeting of unit owners at least once per year. Sets minimum-30-days advance notice with agenda. Special meetings may be called by the executive board, by 25% of unit owners, or by another threshold set in the bylaws. Owners have the right to attend and to make audio recordings. Notice must include agenda, meeting materials, …
Right of Unit Owners to Speak at Meetings Establishes the right of Nevada unit owners to attend and speak at meetings of unit owners and meetings of the executive board. Sets limits on the executive board's power to meet in executive session. Hearings on alleged violations must follow specific procedure: the owner accused must receive written notice with the alleged violation, time and place of hearing, and the …
Quorum Default quorum for unit owner meetings of a common-interest community: 20 percent of votes in the association unless the governing documents provide otherwise. Persons present in person, by proxy, by absentee ballot (NRS 116.311), or any combination, all count toward quorum.
Audit and Review of Financial Statements Sets tiered audit and review requirements for Nevada HOA financial statements based on annual budget size. Communities with annual budgets of $75,000 or more must obtain an annual independent CPA audit. Communities with budgets between $45,000 and $75,000 must obtain a CPA review in years preceding a reserve study. Smaller communities are exempt unless their governing documents require otherwise.
Assessments for Common Expenses Requires Nevada HOAs to make assessments for common expenses based on a budget adopted at least annually. Mandates funding of adequate reserves for the major components the association is obligated to maintain, repair, or replace. Limits the rate of interest that may be charged on past-due assessments. Requires special-meeting notice for assessments to fund capital improvements.
Annual Budget Distribution and Ratification Requires the Nevada HOA executive board to prepare and distribute an operating budget and a reserve budget (or summaries) to unit owners 30 to 60 days before the start of the fiscal year. The proposed budgets become effective without owner approval unless rejected by majority of all unit owners at a special meeting called within 60 days of distribution. Also …
Study of Reserves Requires Nevada HOAs to conduct a study of reserves for major components of the common elements at least once every 5 years, with annual updates. The study must be conducted by a person qualified by training and experience. The board must submit a summary of the study to the Real Estate Division of the Nevada Department of Business and Industry. …
Lien for Assessments (Super-Priority) Assessment super-priority lien (9 months of assessments take priority over first deed of trust). Major Nevada-specific provision.
Foreclosure of liens: Notice of delinquent assessment; notice of default and election to sell Opening step of Nevada's non-judicial HOA foreclosure procedure. Sets out (a) the notice of delinquent assessment that must be mailed or delivered to the unit owner, (b) the recording requirements and content of the notice of default and election to sell, (c) the cure period during which the owner may pay the lien to avoid foreclosure, and (d) the limitations …
Foreclosure of liens: Mailing of notice of default and election to sell to interested persons Notice requirements for sending the notice of default and election to sell to specified interested persons (including holders of recorded security interests in the unit). Notice is the safeguard the Nevada Supreme Court relied on in Saticoy Bay (2017) when rejecting the Ninth Circuit's federal due-process challenge in Bourne Valley.
Foreclosure of liens: Procedure for conducting sale Mechanics of the trustee's sale: procedure for conducting the sale, satisfaction of the lien before sale, persons prohibited from purchasing the unit, execution and delivery of the deed, and use of proceeds. A defect in this procedure is the most common ground for post-sale challenges to a Nevada super-priority foreclosure.
Foreclosure of Liens (Title and Redemption) Governs the title transfer and redemption rights when a Nevada HOA forecloses its assessment lien. Title vests in the foreclosure-sale purchaser subject to a 60-day redemption right. The sale does not extinguish a first deed of trust if the superior portion of the lien (the 9-month super-priority amount) is satisfied. Bona fide purchasers and encumbrancers receive specific protections. Critical statute …
Foreclosure of liens: Requests by interested persons for notice of default and election to sell or notice of sale Procedure by which an interested person (typically a junior lienholder) records a request for notice of default and election to sell or notice of sale. The opt-in notice scheme established in this section was the subject of the federal due-process challenge in Bourne Valley (9th Cir. 2016), which the Nevada Supreme Court rejected on state-law grounds in Saticoy Bay (2017).
Maintenance and Availability of Books, Records and Other Papers of Association Requires Nevada HOAs to make books, records, financial statements, budgets, reserve studies, and contracts available for owner review. Copies must be provided within 21 days; failure to do so triggers a $25/day penalty. Records must be retained for at least 10 years. Review fee capped at $25 per hour.
Resale Package Resale package (certificate) requirements for Nevada CIC unit sales. Establishes the substantive contents the seller must furnish (NRS 116.4109(1)(a)–(f)), the 5-calendar-day buyer cancellation right (subsection 2), the 10-calendar-day association delivery deadline (subsection 3), the fee cap (subsection 4(b)), and the 90-calendar-day validity period (subsection 5).
Required information in resale package Substantive disclosure items required in a Nevada resale package under NRS Chapter 116 (UCIOA). Companion to NRS 116.4109, which sets the procedural rules. Items include the declaration, bylaws, rules, current operating budget, reserve study summary, financial statement, insurance summary, statement of unpaid and special assessments, pending litigation and unsatisfied judgments, transfer fees and other current or expected fees, and a …
Ombudsman for Owners in Common-Interest Communities and Condominium Hotels: Creation of office; appointment; qualifications; powers and duties Creates the Office of the Ombudsman for Owners in Common-Interest Communities and Condominium Hotels within the Nevada Real Estate Division. Establishes the appointment, qualifications, powers, and duties of the Ombudsman, including assisting unit owners with questions, complaints, and disputes; investigating complaints; and referring matters to the Commission for Common-Interest Communities and Condominium Hotels where appropriate. No other CommunityPay RC profile …
Source: Nevada state legislature. Statutes verified by CommunityPay. Last verified May 2026.
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Community data is sourced from Nevada Secretary of State public registrations. Natural hazard data is from the FEMA National Risk Index (county-level, v1.20). CommunityPay does not claim a relationship with ACACIA LANDING HOMEOWNERS ASSOCIATION unless explicitly stated.
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