Special assessment from your Nebraska condo — is it really a hail-deductible bill?

Nebraska at a glance

Board authority and the shortfall rule

Under § 76-861 the board's budget (and any special assessment in it) passes unless a majority of all owners reject it; the declaration may set higher thresholds. Insurance shortfalls — losses above master-policy proceeds plus reserves — are an assessable common expense (§ 76-871(h)), so a hail loss that exceeds coverage becomes a special assessment. Past-due interest can run to 18%.

The percentage-deductible problem

Nebraska master policies increasingly carry percentage wind/hail deductibles (1–2% of value) plus actual-cash-value roof settlements and cosmetic-damage exclusions. On a large building those deductibles are five or six figures, and they get passed to owners through special assessments. With no reserve mandate, there's rarely a cushion.

No super-lien, no cancellation right

Nebraska is not a super-lien state — the association's lien is subordinate to the first mortgage (§ 76-874) — so high delinquency is a financial-health signal. And resale buyers get the disclosure documents but no statutory cancellation right (§ 76-884), so due diligence has to happen before signing.

Sources

• Neb. Rev. Stat. § 76-871 — insurance (shortfall common expense)(High)
• Neb. Rev. Stat. § 76-874 — lien for assessments(High)
• Neb. Rev. Stat. § 76-884 — resale information(High)

Educational only — not legal, financial, or engineering advice. Confirm against the current statute and, where it matters, a Nebraska-licensed professional.