Reviewed against NRS 116.3115 (Nevada Chapter 116: association assessment authority

Nevada HOA Special Assessment Calculator — NRS 116.3115 / NRS 116.31151 (15% Annual Increase Threshold; Member Vote)

Compute the per-unit special assessment and the NRS 116.31151 member-vote threshold for a Nevada community association. If the combined annual per-unit assessment (regular + special) in any fiscal year exceeds 15% above the prior year's total annual assessment per unit, the board must obtain majority member approval at a duly called meeting or by written ballot before levying the special assessment. Returns the per-unit special assessment, the monthly installment, the 15% threshold amount, and whether a member vote is required.

Calculator

Adjust the inputs below; the result updates instantly.

Project

Total project / expense cost ($)

Reserves available to offset ($)

Association

Number of units

NRS 116.31151 threshold

Prior fiscal year total annual assessment per unit ($)

Current fiscal year regular annual assessment per unit ($)

Payment

Months to spread the special assessment

Per-unit special assessment (total)

1,250.00

Per-unit monthly installment: $104.17
Net amount to fund (after reserves): $125,000.00
Combined annual per-unit (regular + special): $5,090.00
NRS 116.31151 15% threshold (prior year × 1.15): $4,140.00
Summary: Nevada HOA special assessment analysis under NRS 116.3115 (board assessment authority) and NRS 116.31151 (15% annual increase threshold requiring member vote). Project cost: $150,000. Reserves offset: $25,000. Net to fund: $125,000. Per-unit special assessment: $1,250 total ($104.17/month over 12 months). NRS 116.31151 annual increase test: prior year total per unit = $3,600. 15% threshold = $4,140. Current regular + special (annualized) = $5,090. MEMBER VOTE REQUIRED — the combined annual assessment exceeds the NRS 116.31151 15% threshold. The board must call a member meeting or circulate a written ballot and obtain majority approval before levying this special assessment. Verdict: NRS 116.3115 Nevada special assessment: net cost $125,000 ÷ 100 units = $1,250 per unit ($104.17/month over 12 months). MEMBER VOTE REQUIRED — combined annual per-unit ($5,090) exceeds prior year × 115% threshold ($4,140) under NRS 116.31151. A majority of owners at a duly called meeting or by written ballot must approve.

Tools to go with this

Levying a special assessment that triggers the NRS 116.31151 member-vote requirement? Get the ballot documentation right.

Fennec Press's Nevada HOA finance bundle includes the NRS 116.31151 member-vote notice template, the written-ballot-in-lieu-of-meeting form, the special-assessment levy resolution, and the owner disclosure letter with the payment-plan options required under NRS 116.31031.

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How this calculator works

This is a Nevada HOA special assessment calculator under NRS 116.3115 (assessment authority) and NRS 116.31151 (15% annual increase threshold). Given the project cost, reserves available, number of units, prior and current year assessments, and the spread period, it returns:

The net amount to fund (project cost minus reserve offset).
The per-unit special assessment and monthly installment.
The NRS 116.31151 15% annual increase threshold.
Whether the combined annual assessment exceeds the threshold and member approval is required.

The NRS 116.31151 15% annual increase threshold

How the test works. NRS 116.31151 requires member approval if the TOTAL annual assessment per unit in any fiscal year — combining the regular annual assessment AND the proposed special assessment — exceeds 115% of the prior year's total annual assessment per unit.

The test is applied to the combined total, not to the special assessment in isolation. A regular assessment increase that consumes part of the 15% room limits how much special assessment can be added before the threshold is triggered.

What approval is required. A majority of the total voting interest of the association must approve — either at a duly called meeting where quorum is present, or by written ballot in lieu of meeting under NRS 116.31034. This is a majority of total voting interest (not just those present or voting), which is a high threshold.

Emergency exception. NRS 116.31151 includes a narrow emergency exception permitting the board to exceed the 15% threshold without member vote when necessary to address an immediate threat to health, safety, or welfare of unit owners or to prevent substantial economic loss. The emergency basis must be documented and ratification by member vote at the next properly noticed meeting is best practice.

Nevada vs. Colorado: different threshold tests

Nevada (NRS 116.31151) uses a combined annual total test: regular annual + proposed special combined, compared against 115% of the prior year TOTAL annual assessment. A regular assessment increase alone can bring the combined total close to the threshold before any special assessment is added.

Colorado (CRS § 38-33.3-315) uses a stand-alone special assessment test: the proposed special assessment per unit is compared against 150% of the prior year regular assessment per unit. The Colorado test is applied only to the special assessment — not to the combined annual total — and at a higher 150% threshold, making it more permissive for associations with steady regular assessment growth.

What this calculator does NOT model

Whether the specific project qualifies as an emergency under NRS 116.31151.
The ballot/written ballot mechanics for a member vote under NRS 116.31034.
Association budgeting, reserve-study adequacy, or funding schedules.
The payment-plan options an association may be required to offer under its collection policy.

For any consequential assessment decision, retain Nevada counsel and the association's CPA.

Sources

Last reviewed: 2026-05-19 against:

NRS 116.3115 (assessment authority; assessment lien).
NRS 116.31151 (15% annual increase threshold; member vote requirement; emergency exception).
NRS 116.3116 (assessment lien priority and super-priority provisions).

NRS 116.31151 requires member approval before the board may levy an assessment (regular or special) that causes the TOTAL annual assessment per unit in any fiscal year to exceed 15% above the prior year's total annual assessment per unit. The test is applied to the combined annual per-unit assessment — not to the special assessment in isolation. If the regular annual increase alone keeps the total within 15%, a special assessment that further pushes the total above the 15% mark triggers the member-vote requirement for the amount above the threshold.

A majority of the total voting interest of the association must approve the assessment — either at a duly called meeting where a quorum is present, or by written ballot in lieu of a meeting under NRS 116.31034. A simple majority (more than 50%) of the total voting interest (not just those present or voting) is required. This is a high threshold and the reason many Nevada boards structure special assessments to stay within the 15% window or seek legal counsel before exceeding it.

Yes. NRS 116.31151 contains an emergency exception that allows the board to levy an assessment above the 15% threshold without member vote if necessary to address an immediate threat to the health, safety, or welfare of unit owners or to prevent substantial economic loss to the association. The emergency exception is narrow — it applies to genuine emergencies (burst main, structural failure, immediate safety hazard) and not to deferred maintenance or budgeting shortfalls. The board must document the emergency basis and the necessity of the expedited assessment; ratification by member vote at the next properly noticed meeting is best practice.

Nevada (NRS 116.31151): the test is a combined annual total test — the regular annual assessment PLUS the proposed special assessment in the current year compared against 115% of the prior year's TOTAL annual assessment. Even a small special assessment can trip the threshold if the regular assessment has also increased. Colorado (CRS § 38-33.3-315): a stand-alone special assessment test — the proposed special assessment per unit is compared against 150% of the prior year's REGULAR assessment per unit. Colorado's 150% test is more permissive than Nevada's 15% combined test for associations with steady regular assessment growth.

Resources

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

NRS 116.3115 — Association assessment authority — NRS 116.3115 — board authority to levy assessments; assessment lien attaches from recording date.
NRS 116.31151 — Member vote for 15% annual increase — NRS 116.31151 — 15% annual assessment increase threshold; majority-member approval required; emergency exception.
NRS Chapter 116 — Common-Interest Ownership Act (full text) — Nevada Legislature — full text of NRS Chapter 116, including assessment authority, lien priority, and member-vote requirements.