01

What Nevada requires of the books

From the statutes, as the legal corpus holds them. The verified date is the day the value was last read against the statute's own text.

RequirementValueStatuteVerified
Annual Audit Threshold $150,000 NRS 116.31144 (1)(c) Jul 4, 2026
Budget Distribution Minimum Lead Time 30 days NRS 116.31151 (1) Jul 4, 2026
Budget Ratification Meeting Window 30 days NRS 116.31151 (3) Jul 4, 2026
Records Response DeadlineMaximum window for the executive board to provide records to a unit owner or the Ombudsman. 21 days NRS 116.31175 (2) May 14, 2026
Records Retention FloorBooks, records, and other papers of an association must be maintained for at least 10 years. 10 years NRS 116.31175 May 14, 2026
NRS Reserve Study CadenceNevada NRS 116.31152 requires a reserve study at least every five years with annual budget update. 5 years NRS 116.31152 (1) Aug 12, 2026
Reserve Study Interval 5 years NRS 116.31152 (1)(a) Jul 4, 2026
CPA Annual Review Threshold $75,000 NRS 116.31144 (1)(b) Jul 4, 2026
CPA Biennial Review Threshold $45,000 NRS 116.31144 (1)(a) Jul 4, 2026

9 of the 22 statutory thresholds the corpus holds for Nevada concern the books. The full list, with every citation.

02

What arrives by the 10th

The books, any hour
The board and the manager read the ledger as it stands, not as of the last statement. Read access, around the clock.
Balance sheet
Every fund, every bank account, every receivable, as of month end.
Income statement against budget
The month and the year to date beside the budget the board adopted.
Bank reconciliation
Every account, to the statement, with the items in transit listed.
Delinquency by unit
Who owes what and for how long.
The check register
Every payment that left, who approved it, and what it paid.

In January, the annual statement package and the CPA's schedules, numbered and hashed. We never hold signing authority over funds. Bookkeeping is not an audit, review, or attestation engagement.

03

Firms that manage in Reno

The management companies the public record ties to associations here. A manager who would rather not grow an accounting team with the next twenty associations keeps the relationship; we keep the books.

04

How it starts

Send the last balance sheet and bank statement. We write back within two days with what we see, every line a number from your own file, free, whether or not you hire us. If the books are clean, we say so, and the second opinion is the service. The read is also how we choose: we take on an association only where the read says its books can be kept to this standard, and we keep ten at a time.

Setup follows a cutover date: opening balances from the bank statements and the owner records, the chart of accounts, every owner's ledger, the first month reconciled. The statements arrive by the 10th from then on.