What is required in a Nevada HOA resale package?

Nevada requires resale packages under NRS 116.4109 (Common Interest Communities Act). 10 required disclosure items covering unpaid assessments, special assessments, operating budget, reserve fund status, annual financial statement, insurance coverage, pending litigation and unsatisfied judgments, governing documents (declaration, bylaws, rules), transfer fees, and other current and expected fees. The substantive disclosure list is cross-referenced from NRS 116.41095.

How much can an HOA charge for a resale package in Nevada?

NRS 116.4109(4) caps the resale package preparation fee at $213.84. The association must deliver the package within 10 calendar days of the request, and the package remains effective for 90 calendar days.

Does Nevada have a buyer rescission period?

Yes. NRS 116.4109(2) gives the buyer until midnight of the fifth calendar day after receiving the resale package to cancel the contract by written notice. The contract must include a provision stating this right.

What is NRS 116.4109?

NRS 116.4109 is Nevada's statute governing resale packages for common-interest communities under NRS Chapter 116. The chapter is Nevada's adoption of the Uniform Common Interest Ownership Act and applies uniformly to planned communities, condominiums, and cooperatives. NRS 116.4109 sets the procedural rules (10-day delivery, $213.84 fee cap, 5 calendar days buyer rescission); NRS 116.41095 lists the substantive disclosure items the package must contain.

Nevada HOA Resale Certificates — NRS 116.4109

What Nevada Requires

Nevada has one unified statute governing resale packages for common-interest communities. NRS 116.4109 defines the procedural framework — delivery deadline, fee cap, and buyer rescission — while NRS 116.41095 lists the substantive disclosure items the package must contain.

Unified UCIOA Statute

NRS Chapter 116 is Nevada’s adoption of the Uniform Common Interest Ownership Act. One statute covers planned communities, condominiums, and cooperatives — no separate regime per community type.

Key Distinctions

$213.84 statutory fee cap on the resale package (NRS 116.4109(4)). 5 calendar days buyer rescission after receipt (NRS 116.4109(2)). Substantive disclosures cross-referenced from NRS 116.41095.

Fee and Delivery

$213.84 statutory cap, 10-day delivery deadline, 5 calendar days buyer rescission window.

                Statutory fee cap. Nevada caps the resale package preparation fee at
                $213.84 (NRS 116.4109(4)). The board confirms the
                disclosure set, the system generates from live ledger data, and the fee is bounded in statute.
            

Resale certificate automation →

Required Disclosure Items

The statutory items that must be included in the resale certificate, mapped to the specific subsection of law. This is the checklist title officers and board members use to verify completeness.

NRS 116.4109 · NRS 116.41095

Common Interest Communities Act · 10 items

(1)(a) Declaration, bylaws, rules and regulations of the association, and the information statement required by NRS 116.41095

(1)(b) Statement of the monthly assessment for common expenses and any unpaid obligations due from the selling unit’s owner

(1)(b) Any unpaid obligation of any kind, including special assessments, fines, penalties, interest, and collection costs

(1)(c) Current operating budget of the association

(1)(c) Current year-to-date financial statement for the association

(1)(c) Summary of the reserves of the association required by NRS 116.31152, including the reserve-study summary at NRS 116.31152(3)(a)–(e)

(1)(d) Unsatisfied judgments and pending legal actions against the association of which the unit’s owner has actual knowledge

(1)(e) Transfer fees, transaction fees, and any other fees associated with the resale of a unit

(1)(f) Current and expected fees or charges for the unit (association fees, fines, late charges, interest on delinquencies, collection costs)

(1)(g) Proof of the insurance policies the association is required to carry pursuant to NRS 116.3113

Two-statute architecture. Nevada splits the procedural rules (delivery deadline, fee cap, buyer rescission) into NRS 116.4109 and the substantive disclosure list into NRS 116.41095. CommunityPay pins each generated package to both statute snapshots so any amendment to either section flags affected certificates for board re-review.

The Problem with Manual Assembly

Most Nevada associations still produce resale certificates by hand — pulling numbers from accounting software, hunting for insurance certificates, checking violation logs, and copying it all into a Word document. The 10-day deadline makes this a recurring fire drill that creates real liability.

	Manual Process	System-Generated
Turnaround	Days to weeks	Seconds
Data accuracy	Depends on who prepares it	Live from ledger
Statute mapping	Manual checklist, easy to miss items	Every item mapped to subsection
Balance sheet	May be months old	Current — drawn from live ledger
Verifiability	None — Word doc or scanned PDF	SHA-256 content hash, QR verification
Risk flags	Not surfaced	Deterministic (stale data, delinquency, gaps)
Audit trail	Email chain, maybe	Immutable packet with event log

Sample Certificate

A sample resale certificate generated for a fictional Nevada planned community using NRS 116.4109. The same format, structure, and compliance mapping used in production — with demo data.

Sample in Development

NRS 116.4109 · Common Interest Communities Act · Sample Data

Cover page with compliance profile and statutory reference
Compliance matrix showing status of all 10 required items
Transfer fees and other-fees disclosure resolved from board defaults
Reserve fund status with percent funded
Insurance coverage summary
Risk flags panel with severity-based indicators
SHA-256 content hash and verification section
Branded footer with QR verification code

                Every certificate includes a SHA-256 content hash and verification URL.
                Recipients can independently confirm the document has not been altered
                after generation.
            

How It Works

From request to delivery. For an association that uses CommunityPay, title companies can submit requests via API or form. The board reviews disclosures before generation. The certificate is generated from live ledger data and delivered with an HMAC-signed callback.

Request received. Title company submits via API (POST /api/v1/rc/request/), public form, or board initiates directly. Property address matched to HOA and unit.

Board review. Request appears in the Vault RC Requests queue. Board reviews disclosure items and can set overrides for items requiring board-confirmed information (litigation, warranties).

Board approves. Disclosure modal shows all items that will be included. Board confirms, and the system pulls live data from every relevant model in the ledger.

Certificate generated. Compliance profile selected, snapshot assembled, compliance check computed, risk flags evaluated, PDF rendered with branded footer and verification QR. SHA-256 content hash computed from canonical JSON.

Delivered. Requestor notified. If a callback URL was provided, HMAC-SHA256 signed POST delivered with exponential backoff (5 retries). Certificate available in the Vault with full event log.

Multi-State Coverage

Nevada is one of 10 states with active compliance profiles. The same compliance-profile-driven architecture supports all states through a shared generation engine.

State	Statute	Profile	Items	Status
WA	RCW 64.34.425	Condominium Act	20	Production
WA	RCW 64.90.640	WUCIOA	26	Production
CA	Cal. Civ. Code §4525	Davis-Stirling Act	15	Active
OR	ORS 94.670	Planned Community Disclosure	11	Active
FL	Fla. Stat. §720.30851	HOA Act	19	Active
FL	Fla. Stat. §718.116	Condominium Act	19	Active
TX	Tex. Prop. Code §207.003	HOA Act	16	Active
TX	Tex. Prop. Code §82.157	Condominium Act	14	Active
CO	C.R.S. §38-33.3-316	CCIOA (unified)	12	Active
NV	NRS 116.4109	CIC Act (unified)	10	Active
PA	68 Pa.C.S. §5407	UPCA (planned community)	18	Active
PA	68 Pa.C.S. §3407	UCA (condominium)	18	Active
VA	Va. Code §55.1-2310	Resale Disclosure Act (unified)	30	Active
AZ	A.R.S. §33-1806	Planned Community Act	16	Production

Profile-driven, not template-driven. Each compliance profile defines required items, statutory references, fee caps, delivery deadlines, and mandatory disclosures. Adding a new state means adding a new profile — the generation engine, PDF rendering, and verification infrastructure are shared.

A resale certificate is only as trustworthy as the data behind it. When the certificate is generated from the same system of record that processes payments, tracks reserves, and enforces governance controls, every figure is verifiable back to the source transaction.

Resale certificate automation → Platform architecture → Request a certificate → Verification model →

Nevada condo resale packages →

Compare and order

Best resale & condo certificate software How ledger-born certificates compare to document portals. Compare software → Best condo management software Condo accounting, compliance, and certificate generation, compared. Read the review → Best HOA software for accounting & compliance A control-focused review of the HOA software market. Read the review → Order a resale or condo certificate For an association that uses CommunityPay: its board reviews, then it ships from the live ledger. Start a request →

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