Thinking about buying a home in Spring Creek? If the property is part of the Spring Creek Association, you will want a clear picture of the fees, amenities, and rules before you make an offer. It is normal to have questions about what you will pay, what you can do to your home, and how the association is managed. This guide gives you a practical path to answers and the exact documents to request so you can buy with confidence. Let’s dive in.
How SCA is governed
Spring Creek Association is a master homeowners association that operates under Nevada’s common‑interest ownership law. The board of directors, elected by owners, oversees budgets, maintains common areas, and enforces covenants and rules. These powers and owner protections are set by Nevada HOA law under NRS Chapter 116.
To verify current rules and policies, request official documents from the association’s management office or the listing agent. You can also confirm recorded covenants through the Elko County Recorder. Ask for current CC&Rs, bylaws, rules, and any recent amendments.
Fees and assessments
Every HOA structures dues a bit differently. In SCA, you should expect regular assessments that fund operations and common‑area maintenance. You may also see transfer or administrative fees at closing, and in some cases capital contributions for new owners. Special assessments can be levied for big projects or budget shortfalls, subject to Nevada law and the community’s CC&Rs.
Before you buy, ask these money questions:
- What is the current assessment amount and how often is it billed?
- What do dues cover, such as landscaping, trash, snow removal, or management?
- Are there any approved special assessments or major projects planned?
- What are the transfer fees, initiation fees, or other one‑time costs at closing?
- What are the policies on late fees, fines, and interest on overdue balances?
For official seller disclosures, request the HOA resale certificate. See the Nevada Real Estate Division guidance on HOA resale packages for what must be provided.
Check financial health
A healthy association protects both your budget and your home value. Review these items to assess SCA’s financial position:
- Annual budget for the current and prior year. Look at operating income and expenses, including insurance, utilities, management, and amenity costs.
- Reserve study and reserve fund balance. Compare today’s balance to the recommended funding level. Learn more about reserves from CAI best practices on reserve studies.
- Year‑to‑date financials. Watch for recurring deficits or rapidly rising expenses.
- Delinquency rate and collection activity. High delinquency can increase risk of special assessments.
- Pending or threatened litigation. Lawsuits can strain budgets and lead to higher dues.
If available, ask for 12 months of bank statements or the most recent audited or reviewed financials. You want a clear picture of cash flow and stability.
Amenities to verify
Spring Creek is known locally for outdoor recreation and golf facilities. Within the association, amenities can include a clubhouse or community center, pools, parks, trails, sports courts, and open space. Some amenities may be owned and operated by SCA, while others, such as golf facilities, may be run by a separate club or business. Always verify what is HOA‑owned, what requires a separate membership, and any user fees.
Key items to confirm:
- Access. Keycard or pass requirements, guest rules, hours, and supervision rules for children.
- Fees. Any amenity use fees, clubhouse rental fees, or separate memberships.
- Maintenance. What SCA maintains versus what you maintain on your lot, such as front‑yard landscaping, irrigation, driveways, or roofs.
- Accessibility and posted rules. Ask for ADA access information and pool or facility rules.
Amenities have cost implications. Pools, playgrounds, and large systems should be included in the reserve study. If they are not, the risk of future special assessments increases.
Rules and ARC guide
Most architectural and use rules live in the CC&Rs and the architectural guidelines. Typical items that need approval include exterior paint and roofing, additions and outbuildings, fences and sheds, patios and pergolas, and solar installations. Rules often address parking, RV, boat, or trailer storage, landscaping standards, signage, flags, holiday décor, and home‑based business limits. Many associations also regulate rental terms and may restrict short‑term rentals.
Enforcement follows a process set by the governing documents and NRS Chapter 116. Owners usually receive notice and a chance to cure violations before fines are imposed. Unpaid assessments can result in liens and, in extreme cases, foreclosure under Nevada law. Ask for the current fine schedule and hearing procedures.
If you plan to modify the home, ask about the ARC process and typical turnaround times. Request forms and sample approvals or denials so you know how rules are applied in practice.
Documents to review
Request these items from the seller, the listing agent, or the association:
- Full governing set. CC&Rs, bylaws, articles, and rules and regulations.
- Financials. Current budget, last audited or reviewed statements, reserve study, and reserve fund balance.
- Meeting minutes. Board and membership minutes for the last 12 to 24 months.
- Resale certificate. Required disclosures with fee schedules and association data. See the Nevada Real Estate Division overview of resale certificates.
- Property specifics. Assessment ledger for the lot, any open violations or fines, and confirmation of paid balances.
- Projects and legal. Approved capital projects, vendor contracts, insurance declarations for common areas, and pending litigation disclosures.
- Architectural file. Approvals or variances for any exterior work on the home you are buying.
Also confirm recorded covenants and any liens with the Elko County Recorder. Make sure recorded amendments match the copies you receive from the association.
How to get documents
Here is a simple process that works for most Spring Creek purchases:
- Ask the listing agent to request the official resale package from the association or its management company. Associations may charge a preparation fee.
- If management contact details are unclear, check the recorded CC&Rs for contact info or ask the title company for help locating the manager.
- Compare the resale package to county records. Verify recorded CC&Rs and amendments with the Elko County Recorder.
- If you plan exterior changes, submit a pre‑closing ARC inquiry to confirm likely approval standards.
- Schedule a tour of amenities. If the association does not offer tours, plan a self‑guided visit during public hours and request printed rules for each facility.
- If your timing allows, attend a board or membership meeting to understand current issues. Confirm visitor rules with the manager first.
Red flags to watch
Financial concerns:
- Inadequate reserves or an outdated reserve study.
- Repeated operating deficits or sharp increases in dues.
- High delinquency rates or frequent collection actions.
- Large pending litigation or recent judgments.
Governance and enforcement:
- Sudden rule changes without clear policy or communication.
- Refusal to share budgets, minutes, or financial statements.
- Slow response times from management.
Physical condition:
- Neglected common areas, broken equipment, or obvious deferred maintenance.
- Amenities that appear worn with no reserve funding plan.
Contract issues:
- Conflicting documents between recorded CC&Rs and association copies.
- Unclear maintenance boundaries for fences, driveways, or utilities.
Local buyer tips
- Water and landscaping. Ask about xeriscaping standards and irrigation rules, which are common in Nevada’s dry climate.
- Parking and storage. Confirm policies for RVs, boats, trailers, and street parking before you buy the home or a toy that needs storage.
- Rentals. If you plan to rent, request written rental policies, registration requirements, and any minimum lease terms.
Next steps
Buying in Spring Creek can be a great fit when you have clear expectations about fees, amenities, and rules. Focus on the official documents, compare them to county records, and walk the community to see how it is maintained day to day. If you want a knowledgeable local partner to help you gather documents, interpret the fine print, and schedule an amenity tour, reach out to Carla Bailey. Carla offers hands‑on guidance, new‑construction insight, and multilingual support in English, Portuguese, and Spanish.
FAQs
What is the Spring Creek Association and how does it affect my purchase?
- It is the master HOA for parts of Spring Creek that enforces CC&Rs, operates common areas, and collects assessments under NRS Chapter 116. Review its documents before you buy.
How much are HOA dues in Spring Creek, NV?
- Dues vary by association budget and policies. Request the current assessment schedule in the resale certificate and confirm any transfer or initiation fees with the manager.
Are short‑term rentals allowed in Spring Creek Association?
- Rental policies are set by the CC&Rs and rules. Ask for written rental rules, any registration steps, and minimum lease terms in the resale package.
Do SCA dues include access to golf or the pool?
- Some amenities may be HOA‑owned while others, like golf, can be separate. Verify amenity ownership, access rules, hours, and any separate membership or use fees.
What happens if I fall behind on HOA dues in Nevada?
- Under NRS Chapter 116, associations may levy late fees and pursue collections, including liens and, in serious cases, foreclosure. Ask for the association’s collection policy.
What is included in the HOA resale package?
- It typically includes governing documents, fee schedules, budgets, financials, and disclosures. See the Nevada Real Estate Division resale certificate guidance for details.
How do architectural approvals work in SCA?
- Most exterior changes require ARC approval. Request the guidelines, application forms, and typical timelines before planning any projects.
Where can I find recorded CC&Rs for a Spring Creek property?
- Search county records with the Elko County Recorder to confirm recorded CC&Rs and amendments and to check for any recorded liens.
