Selling In Skye Canyon? Your HOA Resale Package Checklist

Selling in Silver Crossing and not sure where to start with HOA paperwork? You are not alone. Between a master HOA and a sub‑association, it can feel like there are a lot of moving parts to get right. In this guide, you will learn exactly what to order, when to order it, and how to avoid delays so your closing stays on track. Let’s dive in.

What Nevada law requires

Nevada’s common‑interest communities follow NRS Chapter 116. The HOA, or its management company, prepares a resale certificate and related documents that buyers, lenders, and title rely on. In Skye Canyon, that often means two sets of documents.

Here is what is commonly required in a Nevada resale certificate or estoppel:

• Current assessment status: regular assessments, due date for the next payment, and any unpaid assessments on the account.
• Special assessments: amounts approved and outstanding, or approved and pending.
• Other sums due: late fees, fines, attorney fees, and interest.
• Enforcement or lien status: any enforcement actions, liens, or pending foreclosures the association is aware of.
• Encumbrances on common elements that affect assessments, if applicable.
• Lease and rental restrictions, including any registration rules or minimum lease terms.
• Material litigation involving the association that could affect assessments or reserves.
• Insurance summary for the association master policy and what owners must insure.
• Reserve information, including whether reserves are funded and whether a reserve study exists.
• Association or management contact information.
• Transfer or resale fees and when they are due.

Associations also commonly include helpful items that buyers and lenders expect, such as:

• Governing documents: CC&Rs, bylaws, rules and regulations.
• Budget, financial statements, and the latest reserve study or reserve summary.
• Recent board meeting minutes or a summary of board actions.
• Architectural guidelines and forms.
• Amenity and use rules, including pets, parking, and guest policies.
• Insurance declarations pages.

For consumer guidance on common‑interest community resale practices, see the Nevada Real Estate Division’s CIC resources.

Two associations in Skye Canyon

Skye Canyon is a planned community with a master association plus neighborhood HOAs like Silver Crossing. If both assess dues or set rules, you must request separate resale packages from each.

What this means for your sale:

• Separate packets: Order one from the Skye Canyon Master Association and one from the Silver Crossing HOA.
• Separate fees: Each association typically charges its own preparation fee.
• Separate timelines: Delivery times can differ, so plan for the slowest timeline.
• Complete disclosure: Buyers, lenders, and title will want the full picture of all assessments and rules.

Tip: Identify every association named in your CC&Rs or preliminary title report and order all required packets at the same time.

Your Silver Crossing resale checklist

Follow this step‑by‑step sequence to keep your closing smooth:

1. Review your CC&Rs or title report to confirm every association that affects your property.
2. Immediately request resale certificates and estoppels from:
   • Silver Crossing HOA
   • Skye Canyon Master Association
   • Any other assessment body noted in your documents
3. Request supporting documents:
   • CC&Rs, bylaws, rules, and architectural guidelines
   • Current budget, financial statements, and reserve study or reserve summary
   • Master insurance declarations
   • Recent board minutes or a board action summary, if available
4. Pay all required fees and ask for electronic delivery.
5. Review estoppel amounts and clear any balances before closing, or plan for payoff at closing.
6. Share the full packets with your buyer, lender, and title company. If something is missing, request it right away and ask for expedited updates if needed.
7. Reconfirm estoppel amounts just before funding, especially if your closing date moves.
8. After closing, confirm that owner information has been updated for billing and amenity access transfers.

Timeline to plan for

Ordering early is your best protection against delays. Practical timing for Silver Crossing sellers:

• Order all HOA packets at listing or immediately after accepting an offer. A 2 to 4 week lead time is ideal.
• Expect management processing to take several business days. With master and sub‑association packets, plan for up to 10 to 21 calendar days, especially if responses come in stages.
• If a packet is incomplete or balances change, build in time to request a corrected estoppel.

Sample workflow:

• Day −21 to −14 before closing: Order packets from Silver Crossing and the Skye Canyon Master Association, plus governing documents and insurance declarations.
• Day −14 to −7: Review the packets for discrepancies, special assessments, and any enforcement issues. Address questions with management early.
• Day −7 to 0: Pay outstanding balances, request corrected estoppels if needed, and deliver final packets to buyer, lender, and title.
• Close date: Title relies on estoppel amounts for payoff. Confirm that no new assessments or board actions were posted last minute.

Fees and who typically pays

In Nevada, it is common for sellers to pay HOA resale certificate and estoppel fees, but the purchase contract can allocate costs differently. Because Skye Canyon involves a master and a sub‑association, budget for multiple fees and any delivery or rush charges. Fee caps and rules are set by statute and association policy, so review NRS Chapter 116 and each association’s fee schedule when ordering.

Common pitfalls and how to avoid them

• Delayed packets: Order early and request electronic delivery.
• Incorrect estoppel at closing: Reconfirm balances just before funding and request a re‑estoppel if closing moves.
• Conflicting documents: Cross‑check master and sub‑association rules and explain which rules govern which areas for the buyer.
• Unrecorded amendments: Ask management about any recent recorded amendments. Title will also verify the chain of title.
• Lender requirements: Secure insurance declarations and reserve details early. Some lenders require specific wording.
• Litigation surprises: Disclose any material litigation involving the association as soon as you learn of it.

What is outside the HOA packet

Plan for additional required disclosures and third‑party checks that are separate from HOA documents:

• Nevada seller’s property disclosure form.
• Federal lead‑based paint disclosure for homes built before 1978.
• Title and lien searches by your title company, which rely on the HOA estoppel but still verify independently.

Final steps before closing

As you approach closing, make sure balances are clear, estoppel amounts are current, and all required packets have been delivered to the buyer, lender, and title. Confirm the transfer process for amenity access and billing so the new owner has a smooth handoff.

Ready to set your timeline and avoid last‑minute surprises in Silver Crossing? Get local guidance, clear checklists, and white‑glove coordination tailored to Skye Canyon.

Get Your Free Home Valuation from Unknown Company.

FAQs

What is included in a Nevada HOA resale package?

• It typically includes an estoppel showing assessments and any sums due, notices on special assessments, enforcement status, lease restrictions, insurance and reserve information, transfer fees, and contact details, plus governing documents and budget materials commonly provided.

Do I need both master and sub HOA documents in Skye Canyon?

• Yes. Silver Crossing owners should order separate resale certificates and supporting documents from the Skye Canyon Master Association and the Silver Crossing HOA to give buyers, lenders, and title the full picture.

How long do Silver Crossing and Skye Canyon packets take?

• Management companies often need several business days. With two associations, plan for up to 10 to 21 calendar days to receive everything, and order 2 to 4 weeks before closing to protect your timeline.

Who pays HOA resale certificate fees in Nevada home sales?

• It is common for sellers to pay, but your purchase contract controls how fees are allocated. Because there are master and sub‑association fees, budget for multiple charges.

What if an HOA misses a statutory deadline in Nevada?

• NRS Chapter 116 provides remedies and enforcement options. Discuss next steps with your agent or counsel and consider contacting the Nevada Real Estate Division for guidance.

What if the estoppel amount changes before funding?

• Request an updated estoppel from each association and provide it to your title company so payoff amounts are accurate at closing.