Nevada requires a seller to tell a buyer, in writing and on a fixed form, every defect in the home they know about. The form is short, the duty is not waivable, and the penalty for hiding a known problem is three times the cost of fixing it. It is also, read beside the county record and a good inspection, the cheapest due diligence a buyer gets. This guide goes through the form section by section, says what as-is does and does not change, lists the items buyers miss, and sets out the remedies.
What the law requires
Who
Every seller of one to four residential units, including one who never lived there. Exempt: lenders selling after foreclosure, trustee sales, court-ordered sales, and a builder's first sale of a new home.
What
Every defect the seller is aware of, on the state's form, section by section. Not what a reasonable seller should have known: what this seller actually knew.
When
Delivered at least ten days before the sale closes, and amended if the seller learns of a defect after signing. A buyer who never receives it may rescind before closing.
Or else
Treble the cost of repair for a known defect not disclosed, plus costs and fees, within one year of discovery or two of closing. NRS 113.150.
The form, section by section
| Section | What it asks | How to read the answer |
|---|---|---|
| Systems and appliances | Whether the seller is aware of defects in electrical, plumbing, heating, cooling, water heater, appliances that convey. | In the valley the air conditioning line is the expensive one. 'Aware of defect: no' on a 15-year-old unit is not a warranty; it is the seller's knowledge. |
| Property conditions and improvements | Roof, foundation, walls, windows, additions, and whether work was done with permits. | An addition marked 'permits: unknown' against a county record that shows less square footage than the listing is your inspection agenda. |
| Land and water | Drainage, flooding, soil settlement, wells, septic, irrigation, shared walls or fences. | Soil settlement is the valley's quiet one: expansive and collapsible soils in parts of the northwest and Henderson show as stucco cracks. |
| Environmental | Asbestos, lead paint (pre-1978), radon, mold, fuel or chemical storage, methamphetamine contamination. | Pre-1978 homes carry the federal lead form too; 'no knowledge' is the honest and common answer. |
| Common-interest community | Whether the home is in an HOA, the dues, any pending assessments or litigation, and unpaid amounts. | Cross-read against the resale package; the package is the authority, the form is the seller's summary. |
| Legal and title | Encroachments, easements, boundary disputes, zoning violations, liens, pending lawsuits or condemnation. | A lis pendens on the county record that the form does not mention is a question for the title officer before anything else. |
| Notices and repairs | Notices from any government agency, insurance claims, repairs made and by whom. | An insurance claim for water damage tells you where to point the moisture meter. |
Every line offers "yes", "no" and "no knowledge", with space to explain a "yes". The explanations are the form's useful part; read them before the boxes.
What as-is changes, and what it does not
As-is is about repairs, not knowledge. The seller will not fix anything. They still have to tell you everything they know is wrong, and you still keep the inspection contingency; the report just becomes a price negotiation instead of a repair request.
The duty to disclose cannot be waived by contract, and a buyer's signature on an as-is clause does not release a seller who knew. What as-is does do is shift the conversation: a fixer-upper seller has already priced in the work they know about, so the inspection's job is to find the work they did not. The fixer-upper guide carries the valley's repair-cost ranges for that conversation.
The items buyers miss
| Item | Why it slips past |
|---|---|
| Roof age and the last repair | The form asks about known defects, not age. Ask separately, and read the county record's roof type; a flat roof on a 1960s home is a line item whatever the form says. |
| The pool's permit and barrier | A pool in the photos but not on the assessor's record was built after the last reappraisal or without a permit. Unpermitted pools fail the barrier rules and the insurer's questions. |
| Unpermitted work | The form asks; sellers often answer 'unknown'. The jurisdiction's permit history is public and takes ten minutes. |
| HOA litigation and special assessments | Construction-defect suits against a builder can run for years and stall lending. The resale package carries the detail the form summarises. |
| Prior insurance claims | A claim history follows the house in the insurers' database and raises your premium; the form is where the seller is asked. |
| The 'no knowledge' pattern | A form answered 'no knowledge' on every line by an owner who lived there fifteen years is a disclosure of its own. Ask the questions in person and note the answers. |
When the form and the county disagree
The disclosure is the seller's account; the assessor's record is the county's. Square footage, year built, a pool, an addition, a casita: where the two differ, one of them is counting something the other did not, and the usual reason is work done without a permit. Every Kouzr listing page shows the county record beside the listing, and the county record guide lists the common disagreements and what to ask about each. Settle them inside the inspection contingency; after closing, the remedy is a lawsuit, and the standard is what the seller knew.
For sellers
Answer from knowledge, explain every "yes", and attach the receipts. A disclosed defect is a negotiation; an undisclosed one is treble damages. If you have never lived in the home, say so on the form and answer what you know from the records you hold. Amend the form the day you learn something new. The form protects the honest seller as much as the buyer: a defect disclosed in writing cannot be sued over later.
General information about Nevada's disclosure law (NRS 113.100 to 113.150), not legal advice. The current form is published by the Nevada Real Estate Division and governs over any summary here.
Questions people ask
What is the Nevada Seller's Real Property Disclosure form?
The form Nevada law (NRS 113.100 to 113.150) requires a seller of residential property to complete and deliver to the buyer at least ten days before the sale closes, stating every defect in the property the seller is aware of, section by section: systems, structure, land, environmental, HOA, legal and title, notices and repairs.
Does 'as-is' mean the seller does not have to disclose?
No. As-is means the seller will not make repairs; it does not remove the duty to disclose known defects, which cannot be waived by contract. A seller who knows the roof leaks and sells as-is without saying so is liable exactly as if the sale were not as-is.
Who is exempt from the Nevada disclosure form?
Sales by a lender after foreclosure, trustee sales, court-ordered sales such as probate or bankruptcy, and the first sale of a new home by its builder. A seller who has never lived in the home still completes the form, answering from what they know; 'no knowledge' is an allowed answer, not an exemption.
What happens if the seller did not disclose a defect?
If the form was not delivered at all, the buyer may rescind before closing. If a known defect was not disclosed, NRS 113.150 makes the seller liable for treble the cost of repairing it, plus court costs and attorney fees, and the buyer has one year from discovery, or two years from closing, to sue. The standard is what the seller actually knew, so the buyer's inspection is still the main protection.
When do I get the disclosure form?
At least ten days before conveyance by statute; in practice with the seller's counter-offer or within the first days of escrow. If a defect is discovered or disclosed after you receive it, the seller must amend the form, and the review clock on that section restarts.
How does the disclosure form compare to the county record?
The form is what the seller knows; the county record is what the assessor measured. Where they disagree on square footage, year built, additions or a pool, one of them is counting something the other did not, usually unpermitted work, and the inspection contingency is where to settle it. Kouzr shows the county record beside every listing for exactly this comparison.
