Reserve Study Companies in Nevada
Compare vetted Nevada reserve study firms for your HOA or condominium and get multiple proposals for your next reserve study or update from a single, simple request.
Reserve study companies for Nevada HOAs and condos
Nevada common-interest communities face strict reserve requirements under NRS 116 and unique permit rules for reserve study specialists. Through PropFusion, your board can reach Nevada-permitted providers who understand local law, climate, and construction and quickly compare their bids side by side.
- Through PropFusion, you can connect with reserve study companies that already work with:
- High-rise and mid-rise condos
- Suburban HOAs
- Townhome communities
- Active-adult and resort associations
- Master planned communities
Nevada reserve fund rules in plain language
Under NRS 116.31152, most Nevada HOAs and common-interest communities must commission a professional reserve study at least every five years and have the board review the results and funding plan annually. A reserve study specialist generally must hold a Nevada permit, and reserves must be “adequately” funded based on that study and your governing documents.
Are reserve studies mandatory in Nevada?
Yes. Most common-interest communities with shared components must complete an initial reserve study and update it at least every five years, then have the board review the study and funding plan each year as part of the budget process.
What happens if our reserves are underfunded compared to the latest study?
If the funding plan shows a shortfall, boards are expected to adjust assessments or contributions so reserves are “adequately” funded. Chronic underfunding can lead to special assessments, tougher financing conditions for owners, and questions about the board’s fiduciary performance.
Who is allowed to prepare a reserve study in Nevada?
Nevada is the only state that requires a specific state permit for reserve study specialists. Except for certain very small associations in small counties, your reserve study must be prepared by someone holding a permit from the Nevada Real Estate Division under NRS 116A.420.
Types of reserve studies Nevada companies provide
Level 1 – Full reserve study
A complete physical and financial analysis: on-site inspection, component inventory, remaining useful life, and a 20–30 year funding plan.
Level 2 – Update with site visit
A refresh of your existing reserve study with a new inspection, updated costs, and revised funding recommendations.
Level 3 – Update without site visit
A financial update that uses your prior study and updated financial data to adjust funding paths between full site inspections.
Special-purpose studies
Targeted reviews for specific components or clusters such as desert-exposed roofs, pool and spa systems, elevators, parking structures, or clubhouse renovations when Nevada boards need detailed data for one major project rather than a full reserve cycle.
Nevada coverage - from Las Vegas to Lake Tahoe and beyond
You do not need a separate search for each city. PropFusion’s network includes reserve study companies that serve communities across Nevada’s major metros, resort areas, and smaller cities and towns.
- Typical areas covered include:
- Southern Nevada: Las Vegas, Henderson, North Las Vegas, Boulder City, Mesquite
- Northern Nevada: Reno, Sparks, Carson City, Fernley
- Tahoe and mountain communities: Incline Village, Stateline, Zephyr Cove and surrounding HOAs around Lake Tahoe
- Rural and smaller markets: Pahrump, Elko, Fallon and other common-interest communities across the state
When Nevada associations typically hire a reserve study company
Boards in Nevada do not wait until there is a crisis. They usually bring in a reserve study firm when one of these triggers hits.
Five-year statutory deadline is approaching
The association needs a new reserve study or update to stay compliant with the five-year requirement in NRS 116.31152 and to show adequate funding in the next budget cycle.
Annual budget and reserve review
The board is preparing the annual budget and wants verified numbers from a current study rather than guessing at remaining life and replacement costs.
After major projects or unexpected repairs
The community has completed significant work such as roof replacements, exterior repainting, paving, pool renovations, or mechanical upgrades and needs to re-baseline its reserve plan.
Developer turnover or big changes in the community
Control is shifting from the developer to owners, or amenities and maintenance responsibilities have changed, and the board wants independent verification that reserves match the new obligations.
Financing, insurance or legal scrutiny
Lenders, buyers, insurers or attorneys are asking for an up-to-date, Nevada-compliant reserve study before a refinance, major claim, or dispute is resolved.
What a Nevada reserve study company delivers
Most Nevada reserve study firms follow state regulations and national standards. Your marketplace partners deliver outputs the board can actually use in budgets, disclosures, and day-to-day decisions.
On-site inspection of major components
Visual review of roofs, waterproofing, structure, exterior finishes, pavement, mechanical systems, amenities, and other shared components.
Component inventory & useful life estimates
A detailed list of common-area components, quantities, remaining useful life, and estimated replacement/repair costs.
30-year funding plan
Year-by-year projections showing recommended reserve contributions, projected expenses, and forecast reserve balances, so you can see the impact of different dues levels over time.
Scenario comparisons
Many providers show alternative funding strategies so boards can choose the path that fits owner expectations and risk tolerance.
Board-ready PDF report
A report that can be attached to budgets, resale certificates, and owner communications, and that will stand up to questions from lenders, auditors, and regulators.
Online reserve planning workspace
Alongside the PDF report, your reserve study is loaded into an online dashboard where your board can test what-if funding scenarios, see upcoming investment opportunities, and manage capital projects over time.
Compare multiple reserve study companies in Nevada with one request
Share your community details
Tell us about your association’s location, property type, number of units, and any upcoming projects or concerns.
We match you with vetted firms
We route your request to reserve study companies that actively work in your state and fit your size and building type.
Compare proposals side by side
You receive multiple proposals outlining scope, pricing, and timelines so you can compare options without chasing firms yourself.
Hire your preferred provider
You choose the company you want to work with. They perform the study and deliver the report. You keep full ownership of the results and can use them with any budgeting tools or processes you prefer.
What Nevada boards say
“Our board had delayed a reserve study for years. Through PropFusion we matched with firms that knew Nevada law and high-rise systems. The chosen provider was thorough, on site quickly, and the funding plan helped us avoid a painful special assessment.”
“Three Nevada-based proposals in one week. We finally saw scope and price side by side instead of chasing vendors for months.”
Nevada HOAs and condos have requested proposals through our marketplace.
vetted reserve study professionals covering communities across Nevada.
“We found a Nevada-permitted specialist who actually explained NRS 116 in plain English and gave us a realistic funding path.”
“As a self-managed HOA in a smaller town, we struggled to get call-backs. The marketplace delivered multiple qualified Nevada bids, each from a permitted specialist. We picked a firm that understood our limited budget and still kept us compliant.”
Frequently asked questions
Does our reserve study provider need to be based in Nevada?
The key requirement is that the preparer meet Nevada’s permit rules and understand NRS 116 and NAC 116. Many firms that serve Nevada hold the necessary permit and have local portfolios, even if they also work in nearby states. In practice, most associations prefer firms with proven Nevada experience.
How much does a reserve study typically cost in Nevada?
Costs vary with size and complexity. Smaller HOAs with straightforward components might see pricing in the low thousands for a full study, while large high-rise or multi-phase communities can pay several thousand dollars more. The only reliable way to benchmark price is to compare multiple proposals for the same scope.
What happens if we ignore the five-year update requirement?
If you let the study lapse, you increase the risk of special assessments, owner disputes, and scrutiny from regulators, lenders, or buyers. The board is expected to base reserve funding decisions on a current, Nevada-compliant reserve study.
How far in advance should we start the reserve study process in Nevada?
Most Nevada boards start three to six months before a five-year deadline or major project. That allows time to gather documents, schedule the site visit, review the draft report, and align the funding plan with the upcoming budget cycle.
What information should we prepare before requesting proposals?
Have your most recent budget, reserve balance, any prior reserve study, a basic component list if available, and photos or as built plans for key areas. A clear brief helps providers price accurately and keeps change orders to a minimum.
Get proposals from reserve study companies in Nevada
If your board is planning big projects, worried about reserves, or simply wants a clear long-term funding plan, this is the time to bring in a professional reserve study company.
