Typical fees by size
The single best predictor of price is how many components there are to inspect and cost, and that tracks the size and amenities of the community.
| Community | Full study, site visit | Typical scope |
|---|---|---|
| Up to 75 homes | $1,500 to $6,500 | Townhome or garden condo, a pool, perimeter walls |
| 76 to 175 homes | $2,500 to $9,500 | Gated entry, private streets, pool and small clubhouse |
| 176 to 300 homes | $5,500 to $20,000 | Several pools, parks, long wall runs, lighting |
| More than 300 homes | from $10,000 | Master association or a sub-association in a planned community |
| Mid- or high-rise condo | $7,000 to $16,000 | Elevators, roof plant, garage, facade |
Which level of study you are pricing
Providers price three kinds of job, following the levels set out in CAI's reserve study standards. The Nevada statute shapes which one you need in a given year.
| Level | Typical fee | When a Nevada board uses it |
|---|---|---|
| Full study | See table above | First study, a new provider, or a big change to the component list. Builds the inventory from scratch. |
| Update with site visit | roughly 50 to 80 percent of what the first full study cost | The normal five-year study once an inventory exists. Meets the inspection summary in NRS 116.31152(3). |
| Update without site visit | often under $1,000 | Helps the yearly review in years two to four. Refreshes costs and timing on paper. |
What pushes a Nevada price up
- Walls and fences. Perimeter block walls and wrought iron run for miles in Las Vegas valley communities. Measuring and costing them takes site time.
- Pools and clubhouses. Each pool adds plaster, tile, coping, decking, pumps, heaters and fencing to the list.
- Sub-associations. A village inside a master-planned community may need its own study and coordination with the master's.
- Turf conversion. Communities still converting nonfunctional grass under AB 356 (2021) often add landscape and irrigation lines to the study.
- Height. Mid- and high-rise condos add elevators, roof plant, garages and facades, and some providers bring in engineers.
- Missing records. No as-built drawings or past invoices means more measuring on site.
An illustrative budget
Illustrative only, not a real community or a quote.
A 140-home gated HOA in the Las Vegas valley with one pool, a small clubhouse, private streets and perimeter walls would sit in the 51 to 150 homes band. Expect proposals toward the middle of that range for a full study, and noticeably less for the next five-year update with a visit, as long as the same provider keeps the inventory.
Ways to keep the price down
- Send the last study, the current budget and a list of projects done since. The provider spends less time rebuilding history.
- Ask two or three permit holders to price the same scope, in writing, by component count.
- Book outside the late-year budget rush when you can.
Not sure what the law asks for this year? Read the NRS 116 reserve study law page, or start from the Nevada reserve study overview.
Sources for this page
Price questions
Which budget should carry the study fee?
That is an accounting choice for the board and its CPA. Some boards book it as an administrative cost in the year the study happens; others set aside a small amount each year so the five-year cost is spread. Pick one method and keep to it every cycle.
Can we lock in the yearly updates now?
Many providers offer a five-year package: the full study in year one and no-visit updates after. It can save money and keeps the same analyst on file. Read the cancellation terms before you sign.
Why do two proposals differ by thousands?
Usually scope. One includes every wall run, light pole and gate operator; the other groups them. Lay the proposals side by side by component count and site-visit time, not by headline fee.