What it is
Annual assessments (dues) are approximately $5,000 per lot. Owners report a pattern of increases, and the roads were recently redone on an “urgent” basis.
Why it matters to you
The reserve study is the document that says whether the association has saved enough for roads, gates, and other big-ticket items - or whether a special assessment is coming. If the reserves are healthy, big surprises are unlikely. If they aren’t, the survey questions about priorities take on a different meaning.
What the community’s concerns are
- Repeated increases without a clear explanation of where the money goes.
- The August 28 survey looks, to some owners, like groundwork for a new assessment.
- The reserve study has been requested and not produced.
- The 2.49% card fee on the Western Nevada Management payment portal (see Dues payment fee).
What the rules say
- NRS 116.31151–.31152: the association must have a reserve study performed by a qualified person at least every five years and reviewed annually, and the board must adopt a budget that funds reserves consistent with it. Owners are entitled to a summary of the budget and the reserve study.
- NRS 116.31175: owners may request and inspect the association’s financial records, including the reserve study, budgets, and bank statements, subject to the statute’s copying-cost rules.
What the board has said
No public response known regarding the reserve study request.
Current status
Watching. Reserve study requested, not yet obtained.
What you can do
- Send a written records request for the current reserve study, the current-year budget, and the reserve account balance (template).
- Ask at owner comment: “What is the funded percentage of the reserve, and when was the study last updated?”
- Ask the manager for ACH or check payment options to avoid the card fee.