Who Sets Your Dues — And Why Doing Nothing Isn’t Neutral
Most homeowners assume an increase in dues requires a vote of approval.
However, under Nevada law, it's the opposite:
Although board members are legal fiduciaries and are required to act in good faith under NRS § 116.3103 (1), the only legal ceiling to how much the board can raise our dues is our CC&R's:
Eagle Canyon Association's CC&R's state the board can double our dues in a single meeting [page 9, Article III, Section 4].
Eagle Canyon North's CC&R's state the board can double our dues in a single meeting [ page 10, Article III, Section 4 ].
Every November, the board must propose a budget for next year under NRS § 116.31151 (3). Once they propose a budget, it gets automatically approved unless this many homeowners formally reject it by vote:
75% or 465 of the 620 homeowners in Eagle Canyon Association [ page 8, Article II, Section 10 ]
75% or 383 of the 510 homeowners in Eagle Canyon North [page 9, Article II, Section 10]
What This Means
Because the CC&R's say 75% of all lot owners are required to reject the budget, getting 75% of homeowners who take the time to vote isn't enough.
With 620 homes in Eagle Canyon Association, 465 votes to reject are required. If 464 vote to reject and the other 156 don't vote at all, the budget is approved for next year.
With 510 homes in Eagle Canyon North, 383 votes to reject are required. If 382 vote to reject and the other 128 don't vote at all, the budget is approved for next year.
In practice, the budget rejection almost never happens, because most owners never follow the budget discussion, don't realize their silence counts as approval and aren’t organized or ready when the moment comes.
What's Already True
The 2026 budget, ratified November 26, 2025, raised what Eagle Canyon Association pays for management costs from $48,000 (in 2025) to $54,000 (in 2026) — now over 55% of the assessment income.
Compare that to Eagle Canyon North's management cost of $36,700 (in 2026) which is just 13% of their assessment income.
Meanwhile, vendor costs for common-area maintenance (like ditch, irrigation or fence repair) continue rising, too.
None of that is inherently wrong.
But it does mean the math can stop working, and closing that gap eventually means one of three things: higher dues, cut services, or both.
The best option we have as homeowners is being organized and ready to discuss reasonable changes.
If you don't want to see a future increase in HOA dues, know that rejecting it takes real organized numbers — which is exactly why paying attention matters.
What you can do
1 - Request any financials you're curious about. As a homeowner, you have a legal right to see invoices, balance sheets, expense reports and more. Email management, citing NRS 116.31175 if needed.
Eagle Canyon Association: [email protected]
Eagle Canyon North: [email protected]
2 - Attend the board meetings or read the minutes.
Eagle Canyon Association:
August 27 (cancelled)
September 30 (cancelled)
October 29 ⚠️ rescheduled as the Budget Approval meeting
November 16 at 5:30 PM is the Annual Members Meeting at the Spanish Springs Library
December 10 is the Budget Approval meeting on Zoom
Eagle Canyon North:
August 11, 2026 (cancelled due to Bug Fire)
September 16, 2026 at 5:30 at 4888 Sparks Blvd #102
November 2, 2026 at 5:30 is the Annual Members Meeting and Budget Approval meeting
3 - Talk to your neighbors. The Eagle Canyon News team is happy to coordinate homeowner communication. This is how we stay connected as neighbors—and it is especially valuable for keeping everyone in the loop on things like HOA budgets and dues.
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