What Do I Need to Disclose When Selling My Home in Nevada?

For a Nevada residential sale subject to the disclosure requirements, you need to disclose known property conditions that materially affect its value or use adversely. Start with the state’s Seller’s Real Property Disclosure Form, answer its questions carefully, and provide clear explanations where needed. Selling as-is does not make disclosure an optional part of the process.

My approach is to be forthcoming about the property’s history. If a seller is debating whether to mention a known issue, I would rather discuss it early and work out an accurate disclosure than leave the buyer to discover an unexplained problem later. That means reporting facts clearly, without guessing about things you do not know.

Which Nevada form should I use?

The Nevada Real Estate Division publishes Form 547, the Seller’s Real Property Disclosure Form. It asks about known problems with systems such as electrical, plumbing, heating, and cooling, along with property conditions and improvements. Questions include previous or current water damage and work done without required permits.

Read the entire form, including its instructions and explanation sections. The form states that it is not a warranty and does not replace inspections the buyer may choose to obtain. It also requires explanations for yes answers and allows additional signed pages when needed.

The form is a starting point for a careful review of what you know. It is not something to rush through from memory five minutes before a deadline.

Who completes the disclosure, and when is it due?

Under Nevada Revised Statutes Chapter 113, the seller completes the disclosure; the seller’s agent cannot complete it on the seller’s behalf. For covered transactions, the statute generally requires service at least ten days before conveyance. Statutory exceptions need to be evaluated for the particular sale.

The law also addresses new defects, or worsening disclosed defects, discovered after delivery but before conveyance: written notice is required as soon as practicable and no later than conveyance. Missing or inaccurate disclosures can create buyer remedies and seller liability.

I recommend starting early enough to locate records and get help with questions. If there is uncertainty about what the law requires in your circumstances, a Nevada real estate attorney is the appropriate resource.

What information should I gather first?

Think through the home’s history room by room and system by system. Collect the information you have about repairs, service work, inspections, and significant problems. A receipt or report can help you give a more accurate account than a vague recollection.

I would organize records by the issue they explain. If a roof repair relates to a prior leak, keep those documents together. If you have paperwork about an addition or alteration, have it available when reviewing the form’s questions.

The aim is to make your answers understandable. A buyer should be able to tell what you know happened, what was done about it, and what information remains uncertain. You do not need to turn an estimate or a contractor’s casual comment into your own technical conclusion.

Should I mention a problem that was repaired?

Read the wording of the question carefully. Some questions ask about previous conditions, so a repair does not automatically make the history irrelevant. My preference is to explain a known issue and the work performed rather than assume that a completed repair ends the discussion.

For example, imagine a seller knows about a past plumbing leak that damaged part of a wall. A useful explanation could identify the approximate date, describe the known affected area, and reference the repair paperwork. This is a hypothetical illustration, not a statement about a particular client’s home.

Stick to what the records and your knowledge support. Saying that a plumber repaired a specific leak is different from guaranteeing that the entire plumbing system will never have a problem. Accurate detail helps preserve that distinction.

What if I do not know the answer?

Do not fill a gap with an assumption. Review the question, look for records you actually have, and explain the limits of your knowledge accurately. Get guidance if the available answer choices do not seem to describe your situation.

If you have never lived in the home, that is important context to provide. It is not a reason to disregard information you do know from ownership, maintenance, reports, or other reliable records.

Being forthcoming does not mean speculating about every possible defect. It means taking known information seriously and making the distinction between a documented fact, your recollection, and something you cannot confirm.

Are there disclosures beyond the Nevada form?

There can be. For example, the EPA’s lead-based paint disclosure guidance describes requirements for most housing built before 1978. These generally include providing specified information and available records before a buyer signs a contract, along with a required inspection opportunity subject to the applicable rules.

That timing illustrates why we should identify requirements at the beginning. Depending on the property, association documents and other transaction-specific disclosures may also need attention. Ask your agent and closing team to identify the applicable documents and deadlines; seek legal advice when an obligation is unclear.

How do I approach this with my sellers?

I want the seller to have time to be thoughtful, the buyer to receive clear information, and questions to be addressed while there is room to work through them. As a listing specialist and Owner/Broker of New Door Residential, I see preparation for disclosure as part of preparing the sale itself.

If you are considering selling in Las Vegas, Summerlin, Henderson, or North Las Vegas, let’s discuss the property history and your selling plan. Bring the records you have and the questions you are unsure about. We can identify what needs attention before the home goes on the market.