Common-Interest Communities and Condominium Hotels
- ⇒ Purpose of Disclosure
The purpose of the information statement required when purchasing a home or unit in a common-interest community or a condominium hotel is to make the buyer aware of all rights, obligations and other aspects related to owning a unit within a common-interest community (also known as a homeowner’s association) or a condominium hotel. The statement makes buyers aware that use of their units can be restricted by the Declaration or CC&R’s. It also alerts buyers that foreclosure of the unit is possible for failure to pay assessments.
- ⇒ Who must provide the disclosure?
The seller must, at seller’s expense, provide an information statement with the sale of any unit within a common-interest community or condominium hotel. The statement is entitled “BEFORE YOU PURCHASE PROPERTY IN A [COMMON-INTEREST COMMUNITY] [CONDOMINIUM HOTEL] DID YOU KNOW… “
- ⇒ When is it due?
In a transaction requiring a public offering statement (further detailed below), the information statement is part of the public offering statement and is due no later than the date an offer to purchase becomes binding on the buyer. If the unit has not been inspected by the buyer, the buyer will have 5 calendar days to cancel the contract from the date of execution.
In a resale transaction, the information statement is part of the resale package. A buyer has 5 calendar days to cancel the contract after receipt of the resale package. It is good practice to provide the information statement no later than 5 days before the contract becomes binding on the buyer in any type of transaction.
- ⇒ Additional Information
Public Offering Statement
If the property is a new unit in a common-interest community or a condominium hotel, or if the community is subject to any developmental rights, or contains converted buildings or contains units which may be in a time share, or is registered with the Securities and Exchange Commission, the buyer must also be provided with a Public Offering Statement disclosing applicable information, including:
- development rights of contractors
- construction schedule
- description of proposed improvements
- mechanical & electrical installations
- initial or special fees
- number & identity of units in timeshare
Unless the buyer has personally inspected the unit, the buyer may cancel the contract to purchase, by written notice, until midnight of the fifth calendar day following the date of execution of the contract. This provision must be stated in the contract.
- Resale Package
In transactions involving the resale of a unit previously sold by the developer, a resale package must be provided to the buyer at the expense of the seller. In addition to the information statement, the resale package includes the following: the declaration, bylaws, rules and regulations, monthly assessments, unpaid assessments of any kind, current operating budget, financial statement, reserve summary, unsatisfied judgments, and status of any pending legal actions.
- Transfer Fees
Do not pertain to Condominium Hotels
The resale package for a home or unit in a common interest community must also include a statement of any transfer fees, transaction fees or any other fees associated with the resale of a unit.
- Unpaid Obligations
Do not pertain to Condominium Hotels
The resale package for a home or unit in a common interest community must also include a statement from the association setting forth the amount of the monthly assessment for common expenses and any unpaid obligations that are due from the selling unit’s owner, including management fees, transfer fees, fines, penalties, interest, collection costs, foreclosure fees and attorney’s fee. Please be advised that while the resale package includes this information, changes to the law in 2013 no longer allow a seller or buyer to rely on this statement as accurate. The seller must obtain a “statement of demand” which is separate from the resale package.
Delivery of Resale Package
An association or hotel unit owner has 10 days to provide the resale package after a request. If the documents are not provided within 10 days the buyer is not liable for any delinquent assessment. The resale package should be delivered as soon as practicable. Unless the buyer has accepted conveyance of the unit, the buyer may cancel the contract to purchase, by written notice, until midnight of the fifth calendar day following receipt of the resale package. This provision must be stated in the contract.
- Statement of Demand
Does not pertain to Condominium Hotels
The statement of fees and assessments in the resale package may not be relied upon. It is necessary for any seller to purchase a statement of demand from the association and provide it to the buyer. The statement of demand may be requested by the unit owner, his or her representative or the holder of a security interest on the unit. A statement of demand from the association sets forth the current outstanding assessments, fees and unpaid obligations, including foreclosure fees and attorney’s fees due from the seller. The statement of demand remains effective for the period specified in the demand which must not be less than 15 business days from the date of delivery by the association to the seller. The association may provide a corrected statement of demand prior to the sale. Payment of the amount set forth in the statement of demand constitutes full payment of the amount due from the seller.
[NRS 116 governs Common-Interest Communities; NRS 116B governs Condominium Hotels]
For more information:
Form: Before You Purchase Property in a Common-Interest Community DidYou Know… or Before You Purchase Property in a Condominium Hotel DidYou Know…
Website: http://red.nv.gov/uploadedFiles/rednvgov/Content/Forms/584.pdf or http://red.nv.gov/uploadedFiles/rednvgov/Content/Forms/584a.pdf
NRS: 116.4101-116.412; NAC: 116.151, 116.465, 116.470 NRS: 116B.725-116B.795; NAC: 116B.500-116B.530
Disclosure for Common-Interest Communities and Condominium Hotels informs buyers of their rights, obligations and potential restrictions. Sellers must provide an information statement detailing use restrictions and foreclosure risks for non-payment of assessments. For new units, a Public Offering Statement is required, covering development rights and other key information.
In resale transactions, a Resale Package, including the declaration, bylaws, rules, and financial statements, must be given to the buyer. Sellers must also provide a statement of demand, detailing current outstanding assessments and fees, ensuring buyers are aware of financial obligations. This process maintains transparency and protects all parties involved.
