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Nevada · NRS 116.4109Nevada HOA resale package (NRS 116.4109) and the 5-day right to cancel

In a Nevada common-interest community the seller must furnish the buyer, at the seller's expense, a resale package with the governing documents, the association's statement of assessments and unpaid amounts, the budget and financial statement with a reserve summary, pending litigation, fees and proof of insurance (NRS 116.4109). The buyer may cancel by written notice until midnight of the fifth calendar day after receiving the package, and the contract must say so. The association must supply its documents and certificate within 10 calendar days of the seller's request.

The rules

  1. 5 calendar days (subsection 2)

    Written notice by hand, mail or electronic transmission until midnight of the fifth calendar day after receipt of the package. Cancellation is without penalty and payments are refunded promptly. The right ends once the buyer accepts the conveyance.

  2. 10 calendar days (subsection 3)

    The association furnishes copies of the documents and a certificate within 10 calendar days after the seller's or agent's written request.

  3. Fees (subsection 4)

    Certificate up to $185, expedite within 3 business days up to $100, both adjustable by CPI but no more than 3% a year; documents in electronic form, or copying at 25 cents a page for the first 10 pages and 10 cents after.

  4. Protection (subsection 5)

    The buyer is not liable for unpaid amounts above the certificate, and not liable for the delinquency at all if the association misses the 10 days. The package stays effective 90 calendar days.

What the package contains (subsection 1)

  • Declaration (without plats), bylaws, rules and the information statement required by NRS 116.41095.
  • The association's statement of monthly assessment and any unpaid obligation of the seller, including fines, interest, collection and attorney's fees.
  • Current operating budget and year-to-date financial statement with a summary of reserves.
  • Unsatisfied judgments and pending legal actions, all transfer and resale fees, current and expected charges per unit, and proof of required insurance.

Statement of demand (subsection 7)

  • Requested by the owner, agent or lienholder; furnished within 10 calendar days with a copy to interested parties, including the buyer.
  • Fee up to $165, plus up to $100 for delivery within 3 business days, CPI-adjustable up to 3% a year.
  • Shows the monthly assessment and every unpaid obligation, and stays effective at least 15 business days after delivery.

What the TC tracks

  • Written request to the association and its 10-calendar-day date.
  • Date the buyer receives the package – the 5-day cancellation clock.
  • Statement of demand ordered so it is effective on the closing date.
  • Package not older than 90 days at closing.

Questions about the Nevada HOA resale package

How long does a Nevada buyer have to cancel after receiving HOA documents?

Until midnight of the fifth calendar day after receiving the resale package, by written notice (NRS 116.4109(2)).

How long does a Nevada HOA have to provide resale documents?

10 calendar days after the seller's or agent's written request (NRS 116.4109(3)).

How much can a Nevada HOA charge for the resale certificate?

Up to $185, plus up to $100 to expedite within 3 business days, adjustable by CPI but by no more than 3% a year.

Who pays for the Nevada resale package?

The seller – the package is furnished at the expense of the unit's owner.

What if the HOA misses the 10-day deadline?

The buyer is not liable for the delinquent assessment (NRS 116.4109(5)).

Related guides

Track the association request, the buyer's receipt of the package and the 5-day cancellation window as tasks with owners and due dates in ClosingCode.

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Source: Nevada Revised Statutes 116.4109 (leg.state.nv.us, read October 24, 2026).

General information, not legal advice. ClosingCode is software; it is not a law firm or brokerage.