Nevada seller disclosure requirements generally call for the seller of covered residential property to complete the state disclosure form and serve it on the purchaser or purchaser’s agent at least 10 days before conveyance. Nevada defines the covered residential property in this part of the law as land with one to four dwelling units. The seller—not the seller’s agent—completes the form, and a new or worsened defect discovered before conveyance must be reported in writing as soon as practicable.
Confirm whether the state form applies
Start with the property type and the transfer. NRS 113.100 defines residential property for these provisions as Nevada land with one to four dwelling units. NRS 113.130 lists specific exceptions, including certain foreclosures, transfers among qualifying co-owners or relatives, first sales of residences built by licensed contractors, qualifying relocation facilitators, and certain fiduciary transfers. Do not assume an exception from a label; have the responsible professionals confirm it for the exact conveyance.
Use the current form and let the seller answer
Nevada’s Real Estate Division lists Form 547 as the Seller’s Real Property Disclosure Form. The seller answers the form to the best of the seller’s knowledge. The seller’s agent may deliver or explain process, but may not complete the disclosure for the seller. Keep the signed version and proof of when and how it was served.
Separate the statutory deadline from contract deadlines
The statute requires service at least 10 days before conveyance, which generally occurs when escrow closes. The purchase agreement may create earlier delivery, inspection, objection, notice, or response dates. Put every date on one calendar; do not treat the statutory minimum as a substitute for the contract.
Read the form as a starting point, not a warranty
Nevada law says an unknown defect need not be disclosed, the completed form is not an express or implied warranty, and buyers still must exercise reasonable care. Review each answer, explanation, attachment, repair record, permit, invoice, inspection, insurance question, and inaccessible area with the appropriate qualified professional.
Update the file when facts change
If the seller or seller’s agent learns of a new defect or a disclosed defect becomes worse before conveyance, the purchaser or purchaser’s agent must be informed in writing as soon as practicable and no later than conveyance. Preserve the notice, delivery evidence, repair proposal, contract response, and final resolution.
Escalate rights questions immediately
NRS 113.150 provides remedies for delayed disclosure and for certain disclosed or undisclosed defects. Its four-working-day notarized rescission procedure applies to the situation described in subsection 2; it is not a generic four-day review rule for every form. Route any rescission, waiver, damage, or deadline question to the contract and legal professionals immediately.
FAQ
When must a Nevada seller disclosure be provided?
For a covered sale, NRS 113.130 requires the completed form to be served at least 10 days before conveyance. A contract may require earlier delivery or create additional deadlines.
Can the listing agent fill out the Nevada seller disclosure?
No. Nevada law says the seller’s agent may not complete the disclosure form on the seller’s behalf.
Does the disclosure replace a home inspection?
No. Nevada law says the form is not a warranty and does not remove the buyer’s duty to exercise reasonable care. The official form also advises buyers to consider professional advice and inspections.
Primary sources and limits
- Nevada Legislature, NRS Chapter 113 — Sales of Real Property
- Nevada Real Estate Division, Disclosure Forms
- Nevada Real Estate Division, Seller’s Real Property Disclosure Form 547
General education only. A disclosure form, seller answer, listing description, attachment, receipt, inspection, repair record, permit, invoice, estimate, warranty, contract, or article does not establish complete disclosure, current condition, legal compliance, contract rights, damages, insurance coverage, financing, tax treatment, or investment suitability for a specific property. Verify the exact property and transfer, unit count, applicable form and version, seller knowledge, signatures, service and receipt evidence, attachments, revisions, written change notices, inspections, permits, repairs, warranties, contract dates, title and escrow requirements, and professional roles with the Nevada Real Estate Division, responsible public agencies, receiving broker, qualified inspectors and contractors, lender, insurer, title or escrow company, attorney, CPA, qualified intermediary, property manager, and other qualified advisers as appropriate. No individualized legal, tax, lending, insurance, securities, compliance, contract, property-management, or investment advice is provided.
Related: checking permit records behind a disclosure answer, separating federal lead disclosure from the Nevada form, contact You Decide Realty.