If you own a unit in a Nebraska condo created on or after January 1, 1984, § 76-876 is your anchor: "the association shall keep financial records sufficiently detailed to enable the association to comply with section 76-884," and "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." That's a real, broad right, financial records and other records, examinable by you directly or through someone you authorize, not just a narrow slice of documents.
If your condo was created before January 1, 1984, the legacy Condominium Property Act gives you a version of the same right in § 76-816: the board of administrators has to keep "a book with a detailed account, in chronological order, of the receipts and expenditures," available for examination "by any co-owner or any prospective purchaser" the co-owner designates in writing, at announced, convenient hours. It's narrower language than the modern Act's, receipts and expenditures rather than "financial and other records", but the same basic idea: the books have to exist, and you get to look at them.
The ten-business-day statement is your sharpest tool
Separate from general records access, § 76-874(g) creates a hard deadline: on written request, the association must furnish you "a recordable statement setting forth the amount of unpaid assessments against his or her unit" within ten business days, and that statement "is binding on the association, the executive board, and every unit owner." Use it any time you want a fast, authoritative answer on your own account, before a sale, a refinance, or simply because a late notice doesn't match your own math.
If you're in a subdivision HOA rather than a condo, be clear-eyed about where you stand: neither § 76-876 nor § 76-874 applies to you, because neither condo Act does. Nebraska has no records-access statute for non-condo HOAs at all. Your right to see the books, minutes, budget, or contracts comes entirely from your declaration and bylaws, and, if your association incorporated as a nonprofit, from Nebraska's general nonprofit-corporation law governing member inspection rights, not from anything in Chapter 76.
The authority
The statutes behind this
Cited by name as authority, for your own reading. Informational only, not legal advice.
Neb. Rev. Stat. § 76-876
Requires a modern-Act condo association to keep detailed financial records and make all financial and other records reasonably available for examination by any unit owner or authorized agent.
Neb. Rev. Stat. § 76-816
The legacy Act's parallel right: a detailed receipts-and-expenditures book, examinable by any co-owner or a written-designated prospective purchaser.
Neb. Rev. Stat. § 76-874
Entitles an owner to a binding, recordable statement of unpaid assessments within ten business days of a written request.
Step by step
How to request condo records in Nebraska
A statute-anchored records request under § 76-876 (modern Act) or § 76-816 (legacy Act), plus the ten-business-day statement right in § 76-874.
- 01
Confirm your creation date and applicable section
Condos created on or after January 1, 1984 use § 76-876; condos created earlier use § 76-816. The right exists either way, but the exact wording differs.
- 02
Put your request in writing and date it
A dated, written request creates the record you'll need if the association delays or refuses. Certified mail or email with delivery confirmation works.
- 03
Ask for the specific documents
Name what you want: financial records, receipts and expenditures, minutes, budgets, and contracts. Broad requests invite broad excuses.
- 04
Use the ten-business-day statement rule for your own account
If your question is really about what you personally owe, request the binding statement under § 76-874(g); the ten-business-day deadline has real teeth the general records right doesn't spell out.
- 05
Escalate a refusal under § 76-891.01
If the association won't produce records it's required to keep, that's a violation of the Act you can raise in court, with costs and reasonable attorney's fees available to a prevailing owner.
Straight answers
Common questions
What condo records can I see in Nebraska?
Under § 76-876 (modern Act), all financial and other records of the association must be reasonably available for examination by any unit owner or authorized agent. Legacy-Act condos (§ 76-816) get a narrower but real right to examine the receipts-and-expenditures book.
Can I get a fast, official answer on what I personally owe?
Yes. Section 76-874(g) requires the association to furnish a recordable, binding statement of your unpaid assessments within ten business days of a written request.
Does Nebraska law give HOA owners, not condo owners, a records right?
No, not in state statute. Nebraska has no Property Owners' Association Act, so neither § 76-876 nor § 76-816 applies. Your records right, if any, comes from your declaration and bylaws or Nebraska's general nonprofit-corporation law.
What if the association just refuses to produce records it's required to keep?
That's a violation of the Act you can raise in court under § 76-891.01, which lets an adversely affected owner bring a claim and lets a court award costs and reasonable attorney's fees to the prevailing party.