Nevada HOA Resale Disclosure Calculator — NRS 116.4109 (10-Day Delivery; 5-Day Buyer Cancellation; $375/$500 Fee Cap)

Check compliance with Nevada HOA resale disclosure requirements under NRS 116.4109. The seller must deliver the association resale package within 10 calendar days of a written request. The fee may not exceed $375 (standard) or $500 total (expedited, within 3 days). The buyer has 5 calendar days after receipt to cancel the purchase agreement without penalty. Returns overall disclosure status, delivery deadline, fee cap compliance, and the buyer cancellation window deadline.

Calculator

Adjust the inputs below; the result updates instantly.

Disclosure timeline

Written request date (YYYY-MM-DD)

The date the buyer (or buyer's agent) submitted the written request for the resale disclosure package to the seller or association. Starts the 10-calendar-day delivery clock under NRS 116.4109(1). Format: YYYY-MM-DD.

Documents delivered date (YYYY-MM-DD; leave blank if not yet delivered)

The date the association resale package was actually delivered to the buyer or buyer's agent. Leave blank if documents have not yet been delivered. If blank and the delivery deadline has passed, the calculator flags the disclosure as overdue. Format: YYYY-MM-DD.

Disclosure type

Expedited delivery requested (within 3 days)Whether the buyer or seller requested expedited delivery of the resale package within 3 calendar days. Expedited service triggers a higher fee cap: $500 total (vs. $375 for standard 10-day delivery) under NRS 116.4109(4). The association is not required to offer expedited service, but if it does, the fee cap applies.

Fee

Fee charged by association ($)

Transaction

Scheduled closing date (YYYY-MM-DD; optional)

The scheduled closing date for the sale transaction. Used to compute days remaining until closing relative to the disclosure timeline. Optional — leave blank if not yet scheduled. Format: YYYY-MM-DD.

Reference

Reference date (YYYY-MM-DD)

The date used as "today" for deadline-countdown outputs. Defaults to today if blank. Useful for retrospective analysis of transactions that have already closed. Format: YYYY-MM-DD.

Disclosure status

PENDING — waiting for delivery (deadline: 2026-06-11)

Delivery deadline (10 calendar days after request): 2026-06-11
Buyer cancellation deadline (5 days after receipt): N/A — not yet delivered
Days remaining in buyer cancellation window: 0
Days until closing: 42
Summary: Nevada HOA resale disclosure analysis under NRS 116.4109. The seller must deliver the resale package within 10 calendar days of a written request; the buyer has 5 calendar days to cancel after receipt; fee caps are $375 (standard) and $500 total (expedited, within 3 days). Request date: 2026-06-01. Delivery deadline: 2026-06-11. Documents delivered: not yet delivered. On-time: N/A. Fee: $350 charged. NRS 116.4109(4) cap (standard): $375. Within cap: YES. Buyer cancellation window (NRS 116.4109(5)): 5 calendar days after delivery. Deadline: not yet computable. Days remaining: N/A. Closing scheduled: 2026-06-30. Days until closing: 42. Verdict: NRS 116.4109 Nevada resale disclosure: status = PENDING-DELIVERY. Fee: $350 vs. NRS cap $375 (standard) — WITHIN CAP. Delivery deadline: 2026-06-11. Buyer cancellation window closes: N/A (not yet delivered). Closing: 2026-06-30.

Tools to go with this

Buying or selling a Nevada HOA unit? Get the NRS 116.4109 disclosure checklist and buyer-cancellation-window tracker.

Fennec Press's Nevada HOA resale transaction bundle includes the NRS 116.4109 resale-package checklist (all required documents), the buyer cancellation notice template (for exercising the 5-day cancellation right), the seller disclosure obligation timeline, and the fee-cap compliance log for association managers.

Open Fennec Press Nevada HOA bundle→

Fennec Press is our sister site. Outbound link is UTM-tagged and disclosed.

How this calculator works

This is a Nevada HOA resale disclosure compliance evaluator under NRS 116.4109. Given the request date, delivery date, fee charged, expedited-service flag, closing date, and reference date, it returns:

The 10-calendar-day delivery deadline.
Whether documents were delivered on time.
Whether the fee charged is within the NRS 116.4109(4) cap ($375 standard / $500 expedited).
The 5-calendar-day buyer cancellation deadline after receipt.
Overall disclosure status.

The NRS 116.4109 resale disclosure framework

10-day delivery window. The seller must provide the buyer with the association resale package within 10 calendar days of a written request under NRS 116.4109(1). The request must be in writing — verbal requests do not start the clock. The resale package includes the association's CC&Rs, bylaws, rules, most recent financial statements, reserve study, pending litigation disclosure, insurance certificates, and prior meeting minutes.

5-day buyer cancellation right. After receiving the resale package, the buyer has 5 calendar days to cancel the purchase agreement without penalty under NRS 116.4109(5). The 5-day clock starts on ACTUAL RECEIPT — not on the mailing date. Associations delivering by email should obtain read-receipt confirmation or use a certified delivery method to document when receipt occurred.

Fee caps. NRS 116.4109(4) caps the association's fee at:

Standard (10-day): $375 maximum
Expedited (within 3 days): $500 total maximum (an additional $125 on top of the $375 standard fee)

No other fees (copying, handling, management-company markup) may be stacked on top of these caps. Fees exceeding the NRS cap are Chapter 116 violations subject to NRED complaint.

Nevada vs. other states on resale disclosure

Delivery window: Nevada 10 days (calendar); Arizona 10 days (calendar); Colorado 14 days (calendar — longer); Florida 10 days (calendar) for condo units; Texas 7 days (calendar — shorter).

Buyer cancellation window: Nevada 5 days; Arizona 5 days; Colorado 3 days (shorter); Florida 3 days (shorter).

Fee cap: Nevada $375 standard/$500 expedited; Colorado $150 status letter/$500 full certificate. Arizona's fee schedule is association-controlled (no statutory per-item cap).

What this calculator does NOT model

The specific required-documents list under NRS 116.4109(1) — the association must review the statute for the complete list.
The seller's personal liability to the buyer if the association fails to deliver timely.
Cure or rescission remedies available to the buyer under Nevada law after the cancellation window has expired.
The NRED complaint process for association fee-cap violations.

For any consequential resale-disclosure dispute, retain Nevada counsel.

Sources

Last reviewed: 2026-05-19 against:

NRS 116.4109 (resale disclosure; 10-day delivery; 5-day buyer cancellation; $375/$500 fee cap; required-documents list).
Nevada Real Estate Division CIC Office guidance on resale disclosure obligations.

NRS 116.4109 requires the association to provide: the current CC&Rs, bylaws, and rules; the most recent financial statements; the current year's operating budget and reserve study; any pending or current litigation involving the association; the amount of any unpaid assessments on the unit; a statement of any violations outstanding on the unit; the association's insurance certificates; and pending HOA meeting minutes for the preceding 12 months. The complete required-documents list is in NRS 116.4109(1); the association must provide everything on the list — a partial package does not satisfy the statute.

Nevada (NRS 116.4109(5)) gives the buyer 5 calendar days after receipt of the resale package to cancel the purchase agreement without penalty. This is one of the longer buyer-cancellation windows: Arizona gives the buyer 5 days (same as Nevada); Colorado gives 3 days (shorter); Florida gives 3 days. The Nevada 5-day window is measured from ACTUAL RECEIPT — not from the mailing date — so associations that deliver by email must confirm delivery (read receipt or other verification) to establish the cancellation-window start date. Delivery by certified mail is the safest approach.

NRS 116.4109(4) caps the association's fee at $375 for a standard resale package delivered within 10 calendar days. If the buyer or seller requests expedited delivery within 3 calendar days, the association may charge an additional $125 surcharge — for a maximum total of $500. No other fees (copying, handling, management-company markup) may be charged on top of these caps. A fee exceeding the NRS cap is a Chapter 116 violation subject to NRED complaint. The fee cap has not been adjusted for inflation since the statute was last amended — some associations routinely overcharge, which is why this calculator includes a fee-compliance check.

If the association (on behalf of the seller, or the seller through the management company) fails to deliver the resale package within 10 calendar days of a written request, the buyer may: extend the closing to allow delivery; terminate the purchase agreement without penalty using the NRS 116.4109(5) cancellation right; or close over the missing disclosure (not recommended, as the buyer loses the cancellation right after closing). The seller — not the association — bears primary legal responsibility to the buyer for the disclosure, though the association has a statutory duty to cooperate. In practice, most delivery failures result from management-company backlogs; submitting the request via certified mail with return-receipt-requested creates the documentation needed to trigger the deadline.

Resources

Links marked sponsoredmay earn The Fennec Lab a commission. They do not affect the calculator's output. See disclosures.

NRS 116.4109 — Resale disclosure (Chapter 116) — NRS 116.4109 — seller resale disclosure obligations; 10-day delivery window; 5-day buyer cancellation right; $375/$500 fee cap.
NRS Chapter 116 — Common-Interest Ownership Act (full text) — Nevada Legislature — full text of NRS Chapter 116, including the complete resale disclosure provisions and required-documents list.
Nevada Real Estate Division — Common-Interest Communities — NRED CIC Office — administers Chapter 116, including resale disclosure complaints and guidance for sellers and associations.