Special Improvement Districts (Official City of Las Vegas Web Site)

Special Improvement Districts

Why was the Improvement District Created? Improvement Districts are created to fund public improvements such as roads, curbs, sidewalks, utilities, etc. Usually, these public improvements are funded from the proceeds of a bond issue sold by the municipality. Bonds for your District were sold after a majority of the District’s property owners agreed to the District. All properties benefiting from these improvements are included in the District. 
What are my assessment installment payments used for? To repay the principal and interest on the bonds issued to finance the cost of the public improvements. 
Who is responsible for payment? Each assessment constitutes a lien on the property similar to a mortgage and must be paid by the property owner. It is the responsibility of the owner to maintain a current and correct address at the Clark County Assessor’s office. 
How often are assessments installments billed? Assessment installments are billed either on a semi-annual or annual basis. Late Penalties for delinquent installments can be substantial. To avoid late penalties and potential sale and foreclosure proceedings, please pay the minimum amount due prior to the due date. 
Can the assessment be paid in advance? Yes, the assessment may be paid in full at any time. The current Payoff Amount is indicated on your assessment bill. This value is valid only if received on, or prior to, the due date. Assessments can also be partially pre-paid. Partial prepayments must be indicated on the payment coupon. 
Is there a penalty for prepaying my assessment? Yes. The prepayment penalty percentage may vary over time according to the terms of the Assessment Ordinance. Please refer to your assessment bill to determine the current prepayment penalty percentage. 
What happens if I sell my home? The remaining assessment is transferred to the new owner at the time of sale. If you sell your home during a billing month, you should forward your assessment bill to the new owner. 
Are there penalties for failure to pay/underpayment of assessment installments? Yes, if an assessment payment is not received or postmarked by the due date indicated on the bill, a late penalty will be imposed. In addition, failure to pay an assessment installment when due may cause the whole amount of the outstanding assessment to become due and payable immediately as a result of the commencement of sale or foreclosure proceedings. 
What about Overpayments? If an overpayment is received, the amount of the overpayment will be credited in the manner indicated on the payment coupon. If no selection is indicated, the overpayment will be applied as a credit to your next assessment installment. 
Is my assessment limited to the property I own? Yes. The assessment levied on any property owner's tax parcel is limited to that individual piece of property. As a property owner, you will never be liable for any other owner(s) assessment(s).
How many city SIDs are there? There are 48 districts covering approximately 18,000 parcels 
How are late penalties determined? A late penalty of 2% of the total outstanding assessment will be imposed for each month (or portion thereof) that a delinquency exists. In addition, failure to pay an assessment installment when due may cause the whole amount of the outstanding assessment to become due and payable immediately as a result of the commencement of sale or foreclosure proceedings. These late penalties are required by the bondholders. 
The bondholders require this late penalty because the City is prohibited from guaranteeing these bonds (NRS 271.500.1); therefore, the bondholders felt that this would ensure that homeowners pay their installments timely, so that the debt service payments would be made. 
What is the foreclosure process? Once a delinquency exists for three months, foreclosure proceedings commence: the City Council approves the list of delinquent parcels to be foreclosed upon; title searches are ordered; a notice of sale is published on our web site and in the newspapers over three consecutive weeks; notices of sale are sent to the homeowners and other "interested parties" (other lien-holders revealed through title search). 
The homeowner, or interested party, has until the date of the sale to pay the installment current (the delinquent installment plus any late penalties and foreclosure fees). After that date, all assessments, except for those in district #505 (Elkhorn Springs), are "accelerated" (the entire assessment including all unpaid principle becomes due and payable). 
During the foreclosure sale, "Certificates of Sale" are sold on each delinquent parcel. These constitute a first position lien on the property. Improved property has a redemption period of 2 years, unimproved property has a 120-day redemption period. YOU DO NOT GET THE HOME THAT DAY by purchasing a certificate! During the redemption period, the homeowner can redeem the foreclosure by paying-off the full amount, including interest, directly to the City of Las Vegas. The City will then forward the money to the certificate-holder, who earns 1% per month that the certificate is outstanding. 
If the parcel is not redeemed within the redemption period, the certificate-holder must then notify the homeowner via a process-server that if not redeemed within 60 days, deed would be requested. 
If redemption is still not made, once the City has verified that proper due-diligence has been followed; a deed will be issued to the certificate-holder.
 Who do I call if I have questions regarding city SIDs? Please call 796-0082 with SID questions.

FAQs

For information relating to current balances, payoff amounts, interest statements, foreclosure sales, and all other questions concerning assessments in Summerlin, please call (702) 796-0082. 
In 1989, Howard Hughes Corporation created the Summerlin Assessment District. The District was created for the purpose of acquiring and improving streets, street lights, signing, traffic signals, sidewalks, intersection work, Summerlin Parkway, curbs and gutters, sanitary sewer, water, storm sewer and some landscaping. The cost of the project was financed with $73,885,000 of bonds which are to be paid by special assessment, according to benefits, levied against the benefited lots, tracts and parcels of land in the District. 
Semi-Annual special assessment payments are due on April 1 and October 1 of each year through October 1, 2009. A Semi-Annual billing will be mailed to each owner thirty days prior to the due dates. All billings are mailed to the current owner on file at the Clark County Assessors Office. It is the responsibility of the owner to maintain a current and correct address at the Clark County Assessor’s Office. The City will not mail bills to mortgage companies. Mortgage companies hire tax services to report SID and property tax information to them. Some mortgage companies will pay the assessment prior to the City mailing the bill. In this case, your bill will indicate the semi-annual installment charge, any payment received, and the current amount due. If your mortgage company paid your assessment installment by error, or failed to pay your assessment installment, please contact your mortgage company. 
Currently there is a ten-day grace period for homeowners. The developer or any merchant builder must pay the two percent late penalty. The penalty is prorated based upon a 30-day month, for the number of days which such delinquency existed, if paid by the tenth of the first delinquent month. After the due date, a delinquent bill is mailed. The late penalty will be removed for any payment received before or postmarked on or prior to the tenth,. After the tenth, the City cannot adjust any late fee. This grace period is only available in the first delinquent month.

District Number 404: Summerlin

For information relating to current balances, payoff amounts, interest statements, foreclosure sales and all other questions concerning assessments in District No. 707 (Summerlin area), please call (702) 796-0082.
In 1996, District No. 707 (Summerlin area) Assessment District was created. The District was formed for the purpose of acquiring and improving streets, sanitary sewers, storm sewers and water mains. The cost of the project was financed with $40,000,000 of bonds which are to be paid by special assessments, according to benefits levied against the benefited lots, tracts and parcels of land in the District. 
Semi-Annual special assessment payments are due on April 1 and October 1 of each year through October 1, 2016. A Semi-Annual billing will be mailed to each owner thirty days prior to the due dates. All billings are mailed to the current owner on file at the Clark County Assessors Office. It is the responsibility of the owner to maintain a current and correct address at the Clark County Assessor’s Office. The city will not mail bills to mortgage companies. Mortgage companies hire tax services to report SID and property tax information to them. Some mortgage companies will pay the assessment prior to the city mailing the bill. In this case, your bill will indicate the semi-annual installment charge, any payment received and the current amount due. If your mortgage company paid your assessment installment by error, or failed to pay your assessment installment, please contact your mortgage company. 
Currently there is a fifteen-day grace period for homeowners. The developer or any merchant builder must pay the two percent late penalty. The penalty is prorated based upon a 30-day month, for the number of days which such delinquency existed, if paid by the fifteenth of the first delinquent month. After the due date, a delinquent bill is mailed. The late penalty will be removed for any payment received before, or postmarked on or prior to the fifteenth. After the fifteenth, the city cannot adjust any late fee. This grace period is only available for the first delinquent month.

District Number 707: Summerlin Area

For information relating to current balances, payoff amounts, interest statements, foreclosure sales, and all other questions concerning assessments in Elkhorn Springs, please call (702) 796-0082.
In 1993, the Elkhorn Springs Assessment District was created. The District was formed for the purpose of acquiring and improving a street, water, sanitary sewer, storm sewer, curb and gutter, and sidewalk project. The cost of the project was financed with $9,565,000 of bonds which are to be paid by special assessment, according to benefits, levied against the benefited lots, tracts and parcels of land in the District. 
Semi-Annual special assessment payments are due on February 1 and August 1 of each year through August 1, 2013. A Semi-Annual billing will be mailed to each owner thirty days prior to the due dates. All billings are mailed to the current owner on file at the Clark County Assessors Office. It is the responsibility of the owner to maintain a current and correct address at the Clark County Assessor’s Office. The City will not mail bills to mortgage companies. Mortgage companies hire tax services to report SID and property tax information to them. Some mortgage companies will pay the assessment prior to the City mailing the bill. In this case, your bill will indicate the semi-annual installment charge, any payment received, and the current amount due. If your mortgage company paid your assessment installment by error, or failed to pay your assessment installment, please contact your mortgage company. 
Currently there is a fifteen-day grace period for homeowners. The developer or any merchant builder must pay the two percent late penalty. The penalty is prorated based upon a 30-day month, for the number of days which such delinquency existed, if paid by the fifteenth of the first delinquent month. After the due date, a delinquent bill is mailed. The late penalty will be removed for any payment received before or postmarked on or prior to the fifteenth,. After the fifteenth, the City cannot adjust any late fee. This grace period is only available in the first delinquent month.

District Number 505: Elkhorn Springs

For information relating to current balances, payoff amounts, interest statements, foreclosure sales and all other questions concerning assessments in Summerlin, please call (702) 796-0082. 
In 2001, District Number 808 (Summerlin Area) was created. The District was formed for the purpose of acquiring and improving streets, sanitary sewer, water, storm sewer and water mains. The cost of the project was financed with $46,000,000 of bonds which are to be paid by special assessment, according to benefits levied against the benefited lots, tracts and parcels of land in the District.
Semi-Annual special assessment payments are due on April 1 and October 1 of each year through October 1, 2021.  A Semi-Annual billing will be mailed to each owner thirty days prior to the due dates. All billings are mailed to the current owner on file at the Clark County Assessors Office. It is the responsibility of the owner to maintain a current and correct address at the Clark County Assessor’s Office. The city will not mail bills to mortgage companies. Mortgage companies hire tax services to report SID and property tax information to them. Some mortgage companies will pay the assessment prior to the city mailing the bill. In this case, your bill will indicate the semi-annual installment charge, any payment received, and the current amount due. If your mortgage company paid your assessment installment by error, or failed to pay your assessment installment, please contact your mortgage company. 
Currently there is a fifteen-day grace period for homeowners. The developer or any merchant builder must pay the two percent late penalty. The penalty is prorated based upon a 30-day month, for the number of days which such delinquency existed, if paid by the tenth of the first delinquent month. After the due date, a delinquent bill is mailed. The late penalty will be removed for any payment received before or postmarked on or prior to the fifteenth. After the fifteenth, the city cannot adjust any late fee. This grace period is only available in the first delinquent month.

District Number 808: Summerlin Area

For information relating to current balances, payoff amounts, interest statements, foreclosure sales and all other questions concerning assessments, please call (702) 796-0082.
In 2004, District Number 607 (Providence) Assessment District was created. The District was formed for the purpose of acquiring and improving streets, sanitary sewer, water, storm sewer and water mains. The cost of the project was financed with approximately $51,000,000 of bonds which are to be paid by special assessment, according to benefits levied against the benefited lots, tracts and parcels of land in the District. 
Semi-Annual special assessment payments are due on April 1 and October 1 of each year through April 1, 2024.  A Semi-Annual billing will be mailed to each owner thirty days prior to the due dates. All billings are mailed to the current owner on file at the Clark County Assessors Office. It is the responsibility of the owner to maintain a current and correct address at the Clark County Assessor’s Office. The city will not mail bills to mortgage companies. Mortgage companies hire tax services to report SID and property tax information to them. Some mortgage companies will pay the assessment prior to the city mailing the bill. In this case, your bill will indicate the semi-annual installment charge, any payment received, and the current amount due. If your mortgage company paid your assessment installment by error, or failed to pay your assessment installment, please contact your mortgage company. 
Currently there is a fifteen-day grace period for homeowners. The developer or any merchant builder must pay the two percent late penalty. The penalty is prorated based upon a 30-day month, for the number of days which such delinquency existed, if paid by the tenth of the first delinquent month. After the due date, a delinquent bill is mailed. The late penalty will be removed for any payment received before or postmarked on or prior to the fifteenth. After the fifteenth, the city cannot adjust any late fee. This grace period is only available in the first delinquent month.

District Number 607: Providence

For information relating to current balances, payoff amounts, interest statements, foreclosure sales and all other questions concerning assessments in Summerlin, please call (702) 796-0082.
In 2003, Assessment District Number 809 (Summerlin Area) was created. The District was formed for the purpose of acquiring and improving streets, sanitary sewer, water, storm sewer and water mains. The cost of the project was financed with $10,000,000 of bonds which are to be paid by special assessment, according to benefits levied against the benefited lots, tracts and parcels of land in the District. 
Semi-Annual special assessment payments are due on April 1 and October 1 of each year through October 1, 2023.  A Semi-Annual billing will be mailed to each owner thirty days prior to the due dates. All billings are mailed to the current owner on file at the Clark County Assessors Office. It is the responsibility of the owner to maintain a current and correct address at the Clark County Assessor’s Office. The city will not mail bills to mortgage companies. Mortgage companies hire tax services to report SID and property tax information to them. Some mortgage companies will pay the assessment prior to the city mailing the bill. In this case, your bill will indicate the semi-annual installment charge, any payment received, and the current amount due. If your mortgage company paid your assessment installment by error, or failed to pay your assessment installment, please contact your mortgage company. 
Currently there is a fifteen-day grace period for homeowners. The developer or any merchant builder must pay the two percent late penalty. The penalty is prorated based upon a 30-day month, for the number of days which such delinquency existed, if paid by the tenth of the first delinquent month. After the due date, a delinquent bill is mailed. The late penalty will be removed for any payment received before or postmarked on or prior to the fifteenth. After the fifteenth, the City cannot adjust any late fee. This grace period is only available for the first delinquent month.

District Number 809: Summerlin Area

For information relating to current balances, payoff amounts, interest statements, foreclosure sales, and all other questions concerning assessments, please call (702) 796-0082.
According to Nevada Revised Statutes, the Assessment Ordinance, and the Bond Indenture, assessments are delinquent the day after the due date. A two percent monthly penalty will be added to delinquent assessments. The penalty is a monthly penalty and is not prorated. Monthly penalties are added after each due date until the balance is paid in full. A delinquent bill is mailed at the first of each month to the recorded owner using the address from the Clark County Assessors Office. It is the responsibility of the owner to maintain a current and correct address at the Clark County Assessor’s Office. All delinquent bills will be mailed via certified mail, return receipt. All mailing transactions will be posted to each parcel. 
The City is required to commence foreclosure proceeding for the collection of delinquent assessments. Within sixty days the City will prepare a Resolution for Notice of Sale to be approved by City Council. A foreclosure fee of $300.00 will be charged to all parcels during the third delinquent month. A title search will be done on all delinquent parcels in foreclosure. At least twenty days prior to the sale, a Notice of Sale will be mailed to the parcel owner and all parties with a recorded interest in the property. At least 15 days prior to the sale, the Notice of Sale will be published in the Review Journal. The Notice of Sale will be published once a week for three consecutive weeks. 
At any time prior to the day of sale, the owner may pay the amount of delinquent installments, with accrued interest, all penalties, and costs of collection accrued, including but not necessarily limited to any attorney’s fees, and thereupon shall be restored to the right thereafter to pay in installments in the same manner as if the default had not been made. 
If any delinquency is not cured by the day of sale, the parcel will be foreclosed upon. On the day of sale, the parcel will be sold to the first person willing to pay the delinquent assessment, accrued interest, all penalties and costs of collection accrued, including by not necessarily limited to any attorney’s fees. The first person is determined by the show of hands at the sale. If more then one person wants the same parcel, the City will draw buyer numbers to determine the buyer. The buyer then has twenty-four hours to pay. When payment is made, a Certificate of Sale is recorded against the property. To redeem the property the owner, or his grantee, mortgage, heir or other representative must pay the amount on the Certificate of Sale plus monthly interest of one percent (12 percent per annum) for every month the buyer holds the Certificate of Sale. The monthly interest of one percent is not be prorated. If there is a permanent residential dwelling or any other significant permanent improvements on the property or as determined by the governing body, the redemption period is two years. All other cases are 120 days. 
If the owner, or his grantee, mortgage, heir or other representative with the foreclosed property does not redeem the Certificate of Sale within the redemption period, the Certificate holder can demand the deed to the property.
NOTE: The information presented here is intended for general information purpose and is subject to interpretation and error. Readers may not rely upon this information as legal advice. Any person seeking legal guidance should seek qualified legal counsel.

Delinquencies and Foreclosures