Navigating HOAs in Henderson Nevada: What You SHOULD Know
Living in an HOA can either feel like luxury or like you’ve signed your freedom away. So, which will it be for you? Let’s break down the truth behind HOA life in Henderson.
An HOA—Homeowners Association—basically manages the neighborhood, keeping everything in order. They handle the upkeep of common areas, enforce community rules, and ensure the neighborhood looks its best. They are Managed by either residents or a management company.
The benefits are pretty significant:
Maintained Amenities: Many HOA communities have amenities such as walking trails, parks, fitness centers, pickle ball and even community pools, all of which are maintained by the HOA.
Enhanced Security: Some HOA communities provide gated entry or guard gated entry with security patrols that the HOA oversees.
Community Events: HOAs often organize social events, fostering a sense of neighborhood connection and engagement.
Many buyers specifically seek homes in active HOA community because they appreciate the consistent upkeep and added amenities. The HOA typically has specific rules about what homeowners can and can’t do to their properties. For example, you can’t just paint your house a bright pink right color. Which might be a problem if you want to do so but for most of us, we are happy that the neighbors aren’t allowed to do so either! Homeowner yards must be kept up There can also be restrictions such as no overnight street parking. Which can be a big deal because some communities have small driveways and can get packed with vehicles. The goal is to maintain a cohesive look for the community, which in turn helps property values remain high.
The range of HOA fees can vary widely depending on the community and the amenities offered. On average, you might expect to pay anywhere from $100 to $300 per month. However, in luxury communities with extensive amenities, fees can be $500 or more per month. Additionally, some master planned communities have a master and sub association fee. I know of a couple of communities that have 3 HOA’s with separate fees. If you are considering a high rise, the fees can be very expensive but do include some of the utility bills such as the water bill.
Sometimes, though, if there’s a big repair or upgrade needed, the HOA will levy a special assessment among the homeowners to cover the cost. I know of condo community that recently replaced all the roofs and the cost is being spread among all homeowners. This can be a huge expense. I live in Anthem and our community is in the process of changing the grass out in all of the common areas to a more desert friendly landscaping. Our HOA board has worked to communicate transparently with residents, explaining how the funds are being used and why the increase is temporary.
If you’re looking at homes in an HOA community, always check out their financials. You want to know their budget, reserve funds, and if they’ve had to issue any special assessments recently. It can save you from surprises down the line. During escrow, Nevada Law requires the Seller to pay for and provide the buyer with the HOA resale package. This package includes the HOA financials. That’s something I always make sure my clients review once it is provided.
Potential Drawbacks of HOAs
HOAs often impose strict guidelines on how a property can be modified. This includes limitations on exterior paint colors and landscaping. If you are making modifications to your home review your HOA’s rules and governing documents (CC&Rs) so you know what is required for HOA approval.
How strict an HOA seems is usually dependent on the neighbors. I have a client right now that her neighbor is retired and constantly submitting complaints to the HOA over anything he can find on his street. She has received a complaint over very minor items like one time when she forgot to put her garbage cans back immediately. She wants to sell it because she is tired of his complaints.
Communication is the key when it comes to effectively dealing with HOA’s! If you receive a violation from the HOA, respond in writing with an email and mail back the form they provide. This ensures there’s a clear record of communication, which can be helpful if further action is needed.
You can request additional time to handle repairs and once the repairs are completed provide an updated response showing the item has been handled. I had a client who received a notice to paint his fence. He had the repairs completed but did not respond and update his HOA. They continued to fine him. An HOA can levy fines of $100 a week! In fact, an HOA can foreclose on a homeowner. In Nevada, HOA’s are a primary lien so they can foreclosure on your property even if you don’t have a mortgage.
You can attend an HOA meeting should you have a concern or question about a notice you receive. By regularly attending HOA meetings you will have more insight into upcoming decisions and an opportunity to voice concerns or suggestions. If a homeowner disagrees with certain rules or proposals, attending these meetings is crucial for advocating for changes.
By staying informed and maintaining good communication, you can foster a positive relationship with your HOA and enjoy a more harmonious living environment.
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