Nebraska condominium compliance, with the statute behind every deadline
A self-managed Nebraska condominium answers to Chapter 76 of the Nebraska Revised Statutes — but which version depends on a single date, January 1, 1984. A condominium created after that date is governed by the current Nebraska Condominium Act in full; one created on or before it is governed mostly by the older Condominium Property Act instead, except for a named list of current-Act sections that reach back and bind it too. Nebraska has no separate homeowners'-association law, so a non-condominium Nebraska subdivision runs on its own recorded covenants instead. GnomeOwner's compliance calendar tracks whichever version actually applies to your condominium, and shows the exact statute sentence behind each duty.
One fact worth knowing up front: insurance is mandatory under both versions of Nebraska's law — a real, if genuinely different, duty either way. GnomeOwner asks which side of the 1984 line your condominium falls on once, during setup, and loads the right calendar automatically.
Nebraska's insurance mandate survives the 1984 dividing line — worded two different ways
Nebraska's condominium law splits cleanly at January 1, 1984: a condominium created after that date is governed by the current Nebraska Condominium Act, one created on or before it by the older Condominium Property Act. Most duties genuinely differ between the two versions — but insurance doesn't disappear on either side of that line, it just changes shape. The current Act requires property insurance on the common elements for at least 80% of actual cash value, plus liability coverage; the older Act simply requires the association to insure the property and itself against risk, including tort liability, with no percentage floor of its own. GnomeOwner already tracks your condominium's own creation date, so it shows you the version of the insurance duty that actually applies to you.
“The Nebraska Condominium Act shall apply to all condominiums created within this state after January 1, 1984.”
A few of the duties GnomeOwner tracks for Nebraska condominium associations governed by the Nebraska Condominium Act and, for an older condominium, the legacy Condominium Property Act, Neb. Rev. Stat. Chapter 76
Every deadline here shows you the exact sentence of the statute it comes from, so you — or your attorney — can check it in seconds.
Furnish a statement of unpaid assessments on request (10 business days)
Within 10 business days of a unit owner's written request, furnish a recordable statement setting forth the amount of unpaid assessments against that unit.
“The association upon written request shall furnish to a unit owner a recordable statement setting forth the amount of unpaid assessments against his or her unit. The statement must be furnished within ten business days after receipt of the request and is binding on the association, the executive board, and every unit owner.”
Keep financial records and make them available to owners
Keep financial records detailed enough to comply with Nebraska's resale-information duty, and make all financial and other records reasonably available for examination by any unit owner and their authorized agents.
“The association shall keep financial records sufficiently detailed to enable the association to comply with section 76-884. All financial and other records of the association shall be made reasonably available for examination by any unit owner and his or her authorized agents.”
Furnish resale-information on request (10 days)
Within 10 days of a unit owner's request, furnish in writing the information the owner needs to give a buyer before a resale closes.
“The association, within ten days after a request by a unit owner, shall furnish in writing the information necessary to enable the unit owner to comply with this section.”
Hold the annual association meeting
At least once each year; exact date set by the bylaws.
Applies to a Nebraska condominium created after January 1, 1984 — an older condominium is governed by the older Condominium Property Act for this duty instead, unless this specific duty is on Chapter 76's own reach-back list.
“A meeting of the association must be held at least once each year.”
Maintain property and liability insurance
Commencing no later than the first conveyance of a unit to someone other than the declarant, keep in force, to the extent reasonably available: property insurance on the common elements (and, for buildings with horizontal unit boundaries, the units themselves) for at least 80% of actual cash value; and liability insurance, including medical-payments coverage, for occurrences arising from use, ownership, or maintenance of the common elements.
Applies to a Nebraska condominium created after January 1, 1984 — an older condominium is governed by the older Condominium Property Act for this duty instead, unless this specific duty is on Chapter 76's own reach-back list.
“Commencing not later than the time of the first conveyance of a unit to a person other than a declarant, the association shall maintain, to the extent reasonably available:”
Insure the property against risk, including tort liability (legacy act)
Ongoing — the association of co-owners must insure the property and the association against risk, including tort liability.
Applies to a Nebraska condominium created on or before January 1, 1984 — a condominium created after that date instead owes the current Nebraska Condominium Act's own parallel duty.
“The association of co-owners shall insure the property and the association against risk, including tort liability, without prejudice to the right of each co-owner to insure himself or herself or his or her apartment or the contents thereof, on his or her own account and for his or her own benefit.”
Elect the full unit-owner board once declarant control ends
Declarant control ends no later than the earlier of: 60 days after purchasers other than the declarant have acquired 90% of the units that may be created; or 2 years after all declarants have stopped offering units for sale. Not later than that termination, the unit owners must elect an executive board of at least three members, a majority of whom must be unit owners.
Applies to a Nebraska condominium created after January 1, 1984 — an older condominium is governed by the older Condominium Property Act for this duty instead, unless this specific duty is on Chapter 76's own reach-back list. Your declaration still gives the declarant (the original developer) the power to appoint and remove executive board members — declarant control has not yet ended.
“Not later than the termination of any period of declarant control, the unit owners shall elect an executive board of at least three members, at least a majority of whom must be unit owners.”
Every item above is drafted from Nebraska’s statute text and shown beside the exact sentence it comes from — check any claim against the law’s own words. This page hasn’t had a full attorney review. Confirm anything you plan to act on with your own attorney or CPA; law as reflected here is current as of 2026-08-22.
One citation on Chapter 76's own reach-back list, § 76-891.01, could not be located during this pass — its section text was unavailable, so this calendar doesn't assert what it requires; ask your attorney to confirm directly against the official Nebraska Revised Statutes if your condominium was created on or before January 1, 1984. Whether Chapter 76 has been amended since this capture was not independently re-verified against a live Nebraska Legislature index either. Confirm current law with your attorney before relying on any exact figure or deadline.
Nebraska questions we hear a lot
How do I know which version of Nebraska's condominium law applies to my association?
By your condominium's formation date. Neb. Rev. Stat. § 76-826(a) says the current Nebraska Condominium Act "shall apply to all condominiums created within this state after January 1, 1984" — a condominium created on or before that date is governed mostly by the older Condominium Property Act instead, except for a named list of current-Act sections that reach back and bind it too for events after 1984. Check your master deed's recording date, or ask your attorney.
Does Nebraska require condominium insurance?
Yes, under both versions of the law, though the two are worded differently. The current Act (§ 76-871(a)) requires property insurance on the common elements for at least 80% of actual cash value plus liability insurance; the older Condominium Property Act (§ 76-820) simply requires the association to insure the property and itself against risk, including tort liability, with no percentage figure of its own.
Does Nebraska require a reserve fund for larger condominiums?
There's no general reserve-funding mandate in either version of Nebraska's law. The closest thing is a declaration-content rule for a condominium project with more than 15 units: it calls for a preventive-maintenance plan including depreciation studies, an annually updated five-year capital plan, and reserves based on those analyses (§ 76-842(a)(10)) — but because that's written as declaration-drafting language rather than a plain "the board shall" sentence, GnomeOwner tracks it as a strong recommended practice for a condominium that size, not a hard deadline.
Does Nebraska condominium law apply to a non-condo HOA?
No. Nebraska has no separate homeowners'-association or planned-community statute — Chapter 76 governs condominiums only. A non-condominium Nebraska subdivision runs on its own recorded covenants plus the general Nebraska Nonprofit Corporation Act, if it incorporates.
Is GnomeOwner's Nebraska compliance calendar reviewed by a lawyer?
Every deadline on this page is shown beside the exact sentence of the statute it comes from — so you can check each claim against the law's own words, right here on the page. What this page hasn't had yet is a full attorney review. It's legal information, not legal advice: confirm anything you plan to act on with your own attorney.
Also covered: North Carolina, Nevada, Virginia, Arizona, Washington, South Carolina, Illinois, Oregon, Utah, California, Colorado, Texas, Georgia, Florida, New York, Michigan, Massachusetts, Ohio, Pennsylvania, New Jersey, South Dakota, Wyoming, Connecticut, Alaska, West Virginia, Vermont, Delaware, Alabama, Montana, Hawaii, New Hampshire, Idaho, Iowa, Kentucky, Louisiana, North Dakota, Maine, Rhode Island, Oklahoma, New Mexico, Kansas, Mississippi, Arkansas, Missouri, Wisconsin, Indiana, Maryland, Minnesota, Tennessee. More states are added as their compliance calendars are built — see the full list.
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