Nevada Seller Disclosure: What Must Actually Be Disclosed

Buying a home in Nevada involves more than reviewing the listing and completing an inspection. For most residential transactions, Nevada law requires the seller to provide a Seller’s Real Property Disclosure Form addressing known conditions that materially affect the property’s value or use in an adverse manner. The requirement is governed primarily by NRS Chapter 113 and applies to residential property within the statute’s definition.

If you are dealing with a disclosure problem, the Real Estate Contract Disputes practice area provides broader information about disputes involving purchase agreements, property conditions, seller representations, and failed transactions. Nevada’s disclosure rules are specific, and the question is not whether a seller must disclose every imperfection in a house. The central issue is whether the seller knew about a defect that materially affects the property’s value or use in an adverse manner.

If you are buying or selling a Nevada home, the disclosure form should be treated as an important legal document rather than a routine checklist. Buyers should read it before closing and compare the answers with inspections and other information. Sellers should disclose known qualifying conditions accurately rather than assuming that an issue is too old, too minor, or already obvious to the buyer.

What Is the Nevada Seller’s Real Property Disclosure Form?

Nevada’s Real Estate Division publishes the official Seller’s Real Property Disclosure Form, currently identified as Form 547. The current form available from the Nevada Real Estate Division is revised June 1, 2023. The Division also published a new ninth-edition Residential Disclosure Guide in May 2026 explaining common state, federal, and local disclosure requirements.

The statutory disclosure requirement applies to “residential property,” which NRS 113.100 defines as land in Nevada to which at least one and no more than four dwelling units are affixed. A “defect” means a condition that materially affects the value or use of the residential property in an adverse manner.

The form is completed by the seller, not the seller’s agent. The official form instructs sellers to answer all questions, report known conditions affecting the property, and attach additional signed pages if more space is necessary.

What Does the Seller Actually Have to Disclose?

The basic statutory standard is broader than simply listing broken appliances. Nevada requires disclosure of known defects, meaning conditions that materially affect the property’s value or use adversely. The official form therefore asks about problems or defects involving various systems and components of the property.

The form covers areas such as electrical systems, plumbing, sewer systems and lines, heating and cooling-related systems, water heaters, toilets, bathtubs, showers, sinks, fireplaces and chimneys, wood-burning systems, garage-door openers, smoke detectors, intercoms, data communication lines, satellite dishes, water-treatment systems, alarm systems, and other conditions. A “yes” response must be explained on the form.

The legal standard, however, is not that every item must be new or perfect. A seller is reporting known conditions that fall within the statutory disclosure requirement. A minor cosmetic issue and a known condition that materially affects the home’s value or use are not necessarily treated the same way.

Does the Seller Have to Disclose a Problem That Was Repaired?

A seller should not assume that a previous problem becomes irrelevant simply because a repair was performed. Whether a repaired condition must be disclosed depends on the circumstances and whether the underlying history represents a known condition that materially affects the property.

The practical approach is to provide accurate information rather than attempting to characterize a known problem in a way that minimizes it. For example, if a property previously experienced significant water intrusion and repairs were made, the seller should consider whether the history and current condition are relevant to the statutory disclosure requirement.

The purpose of the disclosure is to give the buyer information about known conditions affecting the property. It is not a certification that the property has never experienced a problem.

What If the Seller Discovers a New Defect Before Closing?

The seller’s disclosure obligation does not necessarily end when the original form is signed.

Under NRS 113.130, if, after the disclosure form has been served but before the property is conveyed, the seller or seller’s agent discovers a new defect that was not identified on the form, or discovers that a previously disclosed defect has become worse than represented, the purchaser must be informed in writing as soon as practicable and no later than conveyance.

If the seller does not agree to repair or replace the newly disclosed defect, the statute gives the purchaser an option to rescind the agreement or close escrow and accept the property with the disclosed defect without further recourse under that provision.

This makes the period between signing the disclosure and closing particularly important. A seller should not assume that the original form permanently freezes the disclosure record.

How Long Before Closing Must the Form Be Provided?

For transactions subject to NRS 113.130, the seller must complete the disclosure form and the seller or seller’s agent must serve it on the purchaser or purchaser’s agent at least 10 days before the residential property is conveyed. A seller’s agent may not complete the disclosure form on the seller’s behalf.

The statute also provides that a purchaser may not waive the requirements of NRS 113.130(1), and a seller may not require the purchaser to waive them as a condition of sale or for another purpose.

That timing matters because the disclosure is intended to give the buyer an opportunity to understand known property conditions before the transaction is completed.

What If the Seller Says, “The Buyer Should Have Found It”?

Nevada’s disclosure law does not eliminate the buyer’s responsibility to exercise reasonable care. NRS 113.140 expressly states that the chapter does not relieve a buyer or prospective buyer of that duty. The disclosure form also warns buyers that they may wish to obtain professional advice and inspections to determine the condition of the property and its environmental status.

At the same time, the buyer’s inspection responsibility does not automatically excuse a seller’s failure to disclose a known qualifying defect. The two obligations operate alongside each other.

This distinction is important in real estate disputes. A visible problem that a buyer could reasonably discover may raise different issues from a concealed condition that the seller knew about but did not disclose. The specific facts, inspection records, communications, and seller’s knowledge can all become relevant.

Is the Seller’s Disclosure a Warranty?

No. Nevada law expressly provides that a completed disclosure form does not constitute an express or implied warranty concerning the condition of residential property.

That distinction is important. The seller is not promising that every system will continue functioning after closing simply because the disclosure form contains a “no” answer. The statutory obligation concerns known defects and material conditions rather than creating a blanket guarantee of the property’s future condition.

A buyer should therefore continue to perform appropriate inspections and due diligence. The disclosure form and inspection report serve different purposes and should be considered together.

Are There Exceptions to the Disclosure Requirement?

Yes. NRS 113.130(2) excludes several categories of residential sales from the ordinary disclosure requirement in subsection 1. These include certain foreclosure sales, transactions between specified family members or co-owners, the first sale of a residence constructed by a licensed contractor, and certain sales involving temporary possession or control by a person facilitating a relocation or acting as a qualifying fiduciary.

Foreclosure sales receive a particularly important distinction. Although the ordinary seller disclosure form requirement does not apply to a foreclosure sale under Chapter 107, NRS 113.130(4) requires the trustee and beneficiary of the deed of trust to provide written notice of known defects to the purchaser by the time of conveyance or upon the purchaser’s request. If an asset-management company repaired or attempted to repair defects, its contact information must also be provided upon request.

Therefore, “the property was foreclosed” does not necessarily mean the buyer receives no information about known defects.

What Other Nevada Disclosures May Apply?

The Seller’s Real Property Disclosure Form is only one part of Nevada’s disclosure framework. The Nevada Real Estate Division’s May 2026 Residential Disclosure Guide specifically explains that the guide covers only some of the disclosures that may be required because every transaction is different.

Depending on the property and transaction, additional requirements can involve matters such as open-range conditions, zoning and adjoining land uses, gaming enterprise districts in applicable counties, private transfer fee obligations, environmental issues, new construction, and other state or local requirements. NRS Chapter 113 contains several separate disclosure provisions outside the ordinary condition-of-property form.

For example, NRS 113.065 requires a separate disclosure for certain homes or lots adjacent to open range, while NRS 113.070 addresses zoning classifications and master-plan land-use designations for adjoining parcels in specified transactions.

The important point is that the Form 547 should not be treated as a complete list of every disclosure that could apply to every Nevada property.

What Happens If a Seller Fails to Disclose a Known Defect?

Nevada provides specific remedies when a seller fails to comply with the statutory disclosure requirements.

If the seller or seller’s agent fails to provide the required completed disclosure form, the purchaser may rescind the purchase agreement before conveyance without penalties. If a defect is disclosed before conveyance and the applicable statutory requirements are met, the purchaser may also have a right to rescind or close and accept the property.

More significant consequences can apply after closing. Under NRS 113.150, when a seller conveys residential property without complying with the statutory requirements or without providing written notice of known defects, and the seller knew of a defect before conveyance, the purchaser may be entitled to recover treble the amount necessary to repair or replace the defective part, along with court costs and reasonable attorney’s fees, subject to the statute’s conditions and exceptions.

The statute also establishes timing requirements for bringing such an action. A claim under this provision generally must be commenced no later than one year after the purchaser discovers or reasonably should have discovered the defect, or two years after conveyance, whichever is later.

What Should Buyers Look for on the Disclosure Form?

Buyers should read the form carefully rather than treating it as paperwork to sign at closing. Compare the seller’s answers with the property inspection, repair records, permits, visible conditions, and information obtained during the transaction.

Pay particular attention to explanations accompanying “yes” answers. A disclosure that says a plumbing problem occurred is much more useful when it explains what happened, when it happened, what was repaired, and whether the problem has recurred.

Buyers should also ask questions when an answer is unclear. The disclosure form is not a substitute for professional inspection, but it can provide important information that helps the buyer decide whether additional investigation is necessary.

About Milan Chatterjee

This article was prepared by Milan Chatterjee, a Nevada and California licensed attorney and founder of My Real Estate Lawyer, a real estate law practice dedicated to protecting property owners, investors, landlords, homeowners, businesses, and community associations throughout Nevada.

Milan Chatterjee focuses on real estate litigation and disputes involving property purchases and sales, property transfers, quiet title actions, title disputes, boundary disputes, easements, foreclosure, landlord-tenant matters, HOA disputes, and related real estate issues. He is a graduate of UCLA School of Law and NYU School of Law and previously served as Associate Compliance Counsel at Las Vegas Sands. He helps clients throughout Las Vegas, Reno, and other communities across Nevada.

Frequently Asked Questions

Conclusion

Nevada’s seller disclosure law is focused on known defects that materially affect the value or use of residential property in an adverse manner. The seller generally must complete and provide the statutory disclosure form at least 10 days before conveyance, and the seller has a continuing obligation to disclose certain newly discovered or worsening defects before closing.

The form is not a warranty, and buyers still have a responsibility to conduct reasonable due diligence. At the same time, an inspection does not automatically eliminate a seller’s statutory obligation to disclose known qualifying defects.

If a disclosure problem develops into a dispute, the most important evidence will often be the disclosure form, purchase agreement, inspection reports, repair records, communications, and evidence concerning what the seller actually knew. Nevada law can provide meaningful remedies for qualifying nondisclosure, but those remedies depend on the facts and statutory requirements.