Nevada guide

Nevada Seller's Real Property Disclosure Form: NRS 113.130 Requirements

In Nevada, you have to fill out a state Real Property Disclosure Form and give it to the buyer before they sign the purchase agreement.

TL;DR

In Nevada, you have to fill out a state Real Property Disclosure Form and give it to the buyer before they sign the purchase agreement. The form covers what you actually know about the house — roof, plumbing, flooding, HOA dues, liens, and anything else material — and selling "as is" does not get you out of it. If you deliver the form late, the buyer has until 5 p.m. on the third business day after they get it to cancel the deal without penalty.

Before you start — 8 things to know

Nevada law requires you to give the buyer a completed Real Property Disclosure Form before they sign the purchase agreement on almost any residential sale.
You only have to disclose what you actually know. You're not required to hire inspectors to dig up problems, but you can't hide a defect you already know about.
Selling your Nevada home "as is" does not exempt you from the disclosure form. The state requirement applies no matter what the purchase contract says.
The Nevada disclosure form covers roof, foundation, electrical, plumbing, HVAC, water systems, hazardous materials like asbestos and lead paint, past flooding, HOA dues, liens, boundary disputes, and any active legal cases on the property.
If you give the buyer the disclosure after they have already signed the purchase agreement, the buyer has until 5 p.m. on the third business day after receipt to cancel without losing their earnest money.
Use the official form from the Nevada Real Estate Division — you can't substitute a homemade version or skip sections.
Your listing agent has their own duty to tell the buyer about material defects they know about, even if you leave them off the form. That doesn't take you off the hook, but it means defects rarely stay hidden.
Hiding a known defect can expose you to a lawsuit after closing. Disclosing it protects you — the buyer then has to decide whether they still want the house at the agreed price.

The timeline — step by step

Before you list, download the official Real Property Disclosure Form from the Nevada Real Estate Division website.
Walk through your home and write down every known issue — roof leaks, foundation cracks, electrical problems, plumbing repairs, HVAC trouble, past flooding or water damage.
Disclose any HOA membership and dues, special assessments, liens, encumbrances, boundary disputes, and pending legal proceedings tied to the property.
Sign and date the completed form, and deliver it to the buyer before they sign the purchase agreement.
If something changes or you learn about a new defect after the buyer has already signed, update the form and re-deliver it right away.
If you end up delivering the form late, expect the buyer to have until 5 p.m. on the third business day after receipt to cancel the deal without penalty.
Keep a signed copy of the form and proof of when you delivered it — it's your best defense if the buyer later claims you hid something.

Common questions

Do I really have to fill this out if I'm selling my house "as is"?

Yes. Nevada's disclosure law applies whether or not your contract has an "as is" clause. The form is required, and "as is" wording in a purchase agreement does not override the state rule to disclose what you know.

What if I'm not sure whether something is actually broken?

You only have to disclose what you actually know. Nevada doesn't require you to hire inspectors or guess about hidden problems. But if you do know about an issue — like a leak last winter or a noisy HVAC — you can't leave it off the form.

What happens if I give the buyer the form after they've already signed?

The buyer gets until 5 p.m. on the third business day after they receive the form to cancel the deal without losing their earnest money. The clock resets every time you deliver a late or updated disclosure, so it's much cleaner to hand the form over before signing.

Does this apply if I'm selling without an agent (FSBO)?

Yes. The disclosure law applies to the seller, not the agent. Whether or not you hire a listing agent, you still owe the buyer the completed Nevada Real Property Disclosure Form on almost any residential sale.

What kinds of things have to go on the form?

Physical condition of the home (roof, foundation, electrical, plumbing, HVAC, water systems), hazardous materials like lead paint or asbestos, past flooding or water damage, HOA membership and dues, liens, boundary disputes, and any legal proceedings affecting the property.

Could I get sued later if I leave something off?

Yes. If you knowingly hide a defect, the buyer can come after you for damages after closing. Honest disclosure protects you — it shifts the decision to the buyer about whether to still buy the house at the agreed price.

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