What must a seller disclose before closing in Nevada?

Nevada sellers are required to complete the Seller’s Real Property Disclosure Form (Form 547) and disclose all known conditions that materially and adversely affect the property’s value or use. The obligation is grounded in NRS Chapter 113, continues through the date of conveyance, and must be updated in writing if a known defect worsens or a new one surfaces after the initial form is delivered.

Key Takeaways

• Nevada’s required document is the Seller’s Real Property Disclosure Form (Form 547), published by the Nevada Real Estate Division.
• Material defects include known problems with structure, roof, plumbing, electrical, HVAC, moisture intrusion, environmental conditions, and unpermitted additions, not just cosmetic issues.
• If a seller fails to provide the completed form, the buyer may rescind the purchase agreement without penalty at any time before conveyance under NRS Chapter 113.
• Post-closing, a seller who conceals a known defect can face liability for treble the cost of repair, plus court costs and attorney’s fees, if the statutory conditions are met.
• A failed contract does not erase what you learned, if a prior buyer’s inspection revealed a defect, that knowledge travels with you to the next listing.

What does the Nevada disclosure form actually cover?

The short answer: a lot more than most sellers expect.

Form 547 is the controlling checklist. It walks you through known conditions affecting structural components, the roof, plumbing, electrical systems, heating and cooling, moisture or water intrusion, environmental conditions, additions or alterations, and other property systems. The Nevada Real Estate Division’s Residential Disclosure Guide describes the form as informational, it is not a warranty, and it does not replace the buyer’s independent inspection.

What it does do is put your knowledge on record. Nevada law does not require you to disclose a defect you genuinely don’t know about. What it does not allow is omitting something you do know, or answering a form question inaccurately.

What counts as a “material” defect in Las Vegas?

A material defect is any known condition that materially and adversely affects the property’s value or use. That definition is broader than it sounds in practice.

In the Las Vegas market specifically, I walk my sellers through a checklist of conditions that come up regularly in desert-climate homes:

• Roof and stucco deterioration, heat cycling and UV exposure accelerate wear faster than in cooler climates
• Drainage and grading problems, monsoon events can expose long-standing issues that weren’t visible during dry months
• Slab or foundation movement, expansive soils are common in the valley
• Water intrusion, even in a desert, moisture problems happen, especially around pool equipment, window frames, and flat-roof sections
• HVAC and evaporative cooling systems, age, capacity, and known failures belong on the form
• Pool and spa equipment, mechanical condition, known leaks, and any equipment you’ve had serviced
• Sewer-line conditions, older homes in Henderson, Green Valley, and parts of North Las Vegas sometimes have aging clay lines
• Unpermitted additions or alterations, a patio cover, garage conversion, or room addition built without a permit is a disclosable condition

The form is about known facts, not speculation. You are not expected to diagnose problems you haven’t observed. But if you’ve had a contractor out, filed an insurance claim, or received a repair estimate, that information is material.

What about construction-defect claims?

Nevada has separate disclosure rules under NRS Chapter 40 for residences that are or have been the subject of a construction-defect claim. If your home has been involved in such a claim, you may be required to provide written information about it to prospective buyers within specified periods before closing. This is a separate layer from Form 547, and it’s one of the situations where I strongly recommend getting Nevada legal advice before you complete or amend any disclosure document.

What happens if you get it wrong, before or after closing?

The consequences run in both directions, and sellers who understand the stakes take the form seriously.

Before closing: the buyer can walk

Under NRS Chapter 113, if a seller fails to provide the completed disclosure form as required, the buyer may rescind the purchase agreement without penalty at any time before conveyance. That means no earnest money forfeiture for the buyer, and no deal for you.

The same rule applies to updates. If you discover a new defect, or learn that a previously disclosed condition has worsened, Nevada law requires you to provide written notice to the buyer or the buyer’s agent as soon as practicable and no later than conveyance. Treating the original form as permanently complete once the buyer has inspected is a mistake I see sellers make.

After closing: treble damages are on the table

If residential property is conveyed without the required disclosure, or without written notice of a known defect, and the statutory conditions under NRS Chapter 113 are met, the buyer may recover treble the amount necessary to repair or replace the defective part, plus court costs and reasonable attorney’s fees.

That is not an automatic outcome in every dispute, the statute sets specific conditions, and not every disclosure disagreement rises to that level. But the exposure is real, and it is why a seller facing a disputed inspection result, a prior insurance claim, or a contractor report should get Nevada legal advice before completing or amending the form.

What about relisting after a failed contract?

This is the question I get most often from sellers who’ve been through a deal that fell apart. The answer is straightforward but uncomfortable: a failed contract does not erase what you learned during it.

If the prior buyer’s inspection revealed a condition, whether through the inspection report itself, repair negotiations, a contractor estimate, or any other transaction document, that information is now part of your knowledge base. The next buyer’s disclosure form needs to reflect what you know now, not what you knew when you first listed. I always recommend reviewing those inspection documents with your agent and, where the issues are significant, with a Nevada-licensed attorney before you relist.

If you’re thinking through the broader picture of what selling costs and timelines look like in the current market, my post on what it really costs to sell a house in Las Vegas walks through the full process.

Every situation is different, and the only way to know exactly where you stand is to work through the specifics with someone who knows Nevada law and the Las Vegas market. That’s exactly the kind of conversation I have with my sellers before we put a sign in the yard.

And if you’re also curious about how recent legislative changes affect the transaction environment, the ROAD to Housing Act post covers what the 2026 federal law means for buyers and sellers here.

I’ve seen sellers skip over the disclosure form as a formality, and I’ve seen that decision cost them a deal, or worse, a lawsuit. The form exists to protect both sides. Fill it out completely, update it honestly, and if something comes up mid-transaction that you’re not sure about, call me before you decide how to handle it.

If you’re preparing to list in Las Vegas, Summerlin, Henderson, or anywhere in the valley, I’m happy to walk you through the disclosure process and what to expect at every step. Call or text me at (702) 335-4779, email jennifer@TheNewHomeExperts.com, or schedule a free seller consultation at jennifergraffrealtor.com.

Read what my clients say about working through the selling process together on Google.

Frequently Asked Questions

What exactly must I disclose on the Nevada Seller’s Real Property Disclosure form?

You must disclose all known conditions that materially and adversely affect the property’s value or use, using the categories listed in Form 547. Those categories include structural components, roof, plumbing, electrical systems, heating and cooling, moisture or water intrusion, environmental conditions, and any additions or alterations. You are answering based on personal knowledge, you are not required to disclose what you don’t know, but you cannot omit or misrepresent what you do know.

Do I have to disclose a repaired roof leak, plumbing leak, or mold problem in Nevada?

Yes, if you have knowledge of the condition, even if it has been repaired. A prior leak, mold event, or plumbing failure is a known condition that falls within the scope of the disclosure form, and the fact that repairs were made does not eliminate the disclosure obligation. Provide the facts you know: what happened, when, and what was done about it.

What happens if I discover a new defect after the buyer signs the contract?

You are required to provide written notice to the buyer or the buyer’s agent as soon as practicable and no later than conveyance, per NRS Chapter 113. Do not wait until closing and do not assume the buyer’s inspector will catch it first, the disclosure obligation is yours, not the inspector’s. Contact your agent immediately when a new condition surfaces.

If a buyer backs out, do I have to disclose the same defect when I relist the home?

Yes. Nevada’s disclosure obligation is knowledge-based, meaning what you know at the time of the next transaction is what must be disclosed. If the prior buyer’s inspection, repair negotiations, or contractor reports revealed a condition you weren’t aware of before, that knowledge is now yours, and the next buyer’s form must reflect it accurately. Review those documents with your agent and, for significant issues, with a Nevada-licensed attorney before relisting.

Can a seller be sued after closing for failing to disclose a known defect in Nevada?

Yes. If the statutory conditions under NRS Chapter 113 are met, a buyer may recover treble the cost to repair or replace the defective part, plus court costs and reasonable attorney’s fees. This is not an automatic result in every dispute, but the exposure is substantial enough that sellers facing a known or suspected defect should get Nevada legal advice before closing rather than after.