Seller Disclosure Requirements
in Nevada

In years litigating real estate disputes in Clark County District Court, I’ve seen countless transactions unravel because of a misunderstanding of Nevada's disclosure philosophy. While we are a modified “buyer beware” state, that principle dies the moment a seller picks up a pen to complete the state-mandated Seller’s Real Property Disclosure Form, or SRPD. Governed by Nevada Revised Statutes Chapter 113, this isn't a suggestion; it’s a legal requirement. The law mandates that sellers deliver this completed form to a buyer at least ten days before the closing of escrow. Upon receipt, the buyer has a specific window to either approve the report, negotiate repairs based on its contents, or cancel the purchase contract without penalty. This statutory right of rescission is a powerful tool for buyers, making an accurate and complete **seller disclosure nevada** form the seller's single most important shield against liability.

Regarding the specifics of **what must sellers disclose**, the Nevada form is deceptively comprehensive. It probes far beyond a leaky faucet or a cracked tile. You are legally obligated to reveal any known defects or material facts concerning the property’s condition. This includes the obvious: issues with the foundation, roof, plumbing, electrical, and HVAC systems. But the **nevada disclosure requirements** also extend to less apparent problems. I’ve seen cases hinge on the seller’s failure to mention a history of scorpion infestations in a Boulder City home or past water intrusion from a monsoon storm that was cosmetically patched but never properly remediated. You must disclose known property line disputes with a neighbor, any additions or remodels done without proper permits from the City of Las Vegas or Henderson, and even deaths on the property under certain conditions as defined by statute.

Beyond the structure itself, Nevada’s unique geography and climate introduce a host of specific disclosure obligations. The expansive soils common in the Las Vegas Valley, which can shrink and swell dramatically, leading to severe foundation damage, absolutely must be disclosed if known. Sellers in areas bordering Red Rock Canyon or Mount Charleston must address wildfire risk zones. Given our state’s history, you must disclose if you’re aware of any abandoned mine shafts on or near your rural property. Other critical environmental disclosures include the presence of lead-based paint (for homes built before 1978), asbestos, radon gas (especially prevalent in Northern Nevada), and any known flash flood risks, a serious concern for properties located near the Las Vegas Wash or other natural drainage channels. A thorough **property disclosure** addresses these location-specific risks head-on.

The consequences of a flawed **property disclosure** are severe, and I’ve seen them play out in heartbreaking fashion. Imagine a seller in a Summerlin community who “forgets” to mention a persistent leak in the pool’s plumbing. The new owners discover it months later when their water bill skyrockets and a sinkhole forms in the yard. This isn't just a repair issue; it's grounds for a lawsuit alleging fraudulent misrepresentation or breach of contract. Courts can award the buyer damages to cover the full cost of repair, legal fees, and in egregious cases, may even order rescission of the sale, forcing the seller to buy the house back. The key distinction is that the **seller disclosure nevada** obligation applies to *known* defects. You are not required to hire an army of engineers to hunt for problems, but you are legally bound to be truthful about the issues you already know exist.

To navigate these treacherous waters and ensure a smooth closing, your best defense is a proactive offense. I strongly advise clients to invest in a pre-listing inspection *before* they even fill out the **nevada seller disclosure form**. This gives you a clear, third-party assessment of your home's condition. You can then choose to either make repairs upfront or disclose the inspector's findings and adjust the price accordingly. This approach builds immense trust with potential buyers and short-circuits their ability to use inspection findings as a last-minute negotiating tactic. Working closely with an experienced real estate agent from a firm like The Brokerage or Signature Real Estate Group on your disclosure strategy is crucial. They understand the local nuances and can help you meet the **nevada disclosure requirements** meticulously, transforming the disclosure from a liability into a powerful sales tool.

For buyers, the **nevada seller disclosure form** is not a warranty from the seller; it is a roadmap for your own due diligence. When you receive this document, treat every checked “Yes” box as a starting point for further investigation. If the seller discloses a past roof repair, don’t just take their word for it—hire a licensed roofer to conduct a thorough inspection. If they mention past termite treatment, have a pest control company perform a new evaluation. This document, combined with your professional inspections, allows you to build a complete picture of the property and understand exactly **what must sellers disclose** versus what they might not know. The disclosure and subsequent inspection periods are your golden opportunity to verify claims, negotiate with facts, and make an informed decision before your earnest money deposit goes hard.