What Must Home Sellers Disclose in Nevada? A Straightforward Guide

Nevada law requires home sellers to disclose all known material defects and conditions that could affect a buyer's decision to purchase the property. If you're selling in Las Vegas or anywhere in Clark County, understanding what must home sellers disclose in Nevada is not optional reading. Getting this wrong can lead to lawsuits long after you've handed over the keys.

What Nevada Law Requires You to Disclose

Nevada uses a Seller's Real Property Disclosure Form (SRPD), which sellers must complete and deliver to buyers before the purchase agreement is signed. The Nevada Revised Statutes Chapter 113 governs these requirements. You must disclose any known issues in these categories:

• Structural defects: foundation problems, roof leaks, settling or shifting

• Water damage or drainage issues, including past flooding

• Plumbing, electrical, or HVAC systems that are defective or not functioning

• Pest or termite damage, past or present

• Environmental hazards: radon, asbestos, lead-based paint in homes built before 1978, underground storage tanks

• Encroachments, easements, or boundary disputes

• HOA membership, fees, special assessments, and any pending litigation involving the HOA

• Noise or nuisance issues the seller is aware of, such as flight paths or nearby commercial activity

• Any death on the property within the past three years, if caused by a violent act

The standard is actual knowledge. You are not required to hire inspectors to find problems you don't know about. But if you know about a leaking roof and don't disclose it, that is a legal problem. Find out what your home is worth →

Common Disclosure Mistakes Las Vegas Sellers Make

One of the most frequent issues we see is sellers forgetting HOA disclosures. Many Henderson and Las Vegas communities have active HOAs with rules, pending assessments, or litigation that buyers have a right to know about. Sellers also sometimes omit past repairs, thinking a fixed problem doesn't count. If the problem was material, the repair history is still worth disclosing.

Another common gap is neighborhood noise. If your home sits under an McCarran/Harry Reid flight path or near the I-15, and you are aware of it, buyers deserve to know.

What must home sellers disclose in Nevada also includes any known material facts that aren't on the SRPD form. Nevada courts have held that sellers can be liable for omissions even when the form doesn't have a specific checkbox for the issue.

What This Means For You

• Complete the SRPD form carefully and honestly. When in doubt, disclose.

• Keep records of repairs, permits, and contractor work. These support your disclosures.

• HOA documents are part of the disclosure package. Gather them early so you don't delay closing.

• Buyers have the right to rescind after receiving disclosures. A thorough disclosure up front reduces that risk.

Sellers who handle disclosures correctly close with fewer disputes and less legal exposure. If you're getting ready to list and want to review your property's condition and pricing before you go to market, Request a pricing and preparation review for your home.