Nevada · NRS 113Nevada Seller's Real Property Disclosure (NRS 113)
In Nevada the seller of a one-to-four unit home must complete the disclosure form – the seller's agent may not fill it in for the seller – and serve it on the buyer or buyer's agent at least 10 days before the property is conveyed (NRS 113.130). If it is never served, the buyer may rescind any time before conveyance. If the seller reveals a defect, the buyer may rescind or close and accept it; rescission must be written, notarized and served within 4 working days after the buyer learns of the defect (NRS 113.150).
The rules (NRS 113.130)
Who and when
The seller completes the disclosure form and the seller or seller's agent serves it on the purchaser or purchaser's agent at least 10 days before conveyance. A seller's agent shall not complete the form on the seller's behalf.
New or worse defects
If, after serving the form, the seller or agent discovers a new defect or that a disclosed defect has worsened, it informs the purchaser in writing as soon as practicable and no later than conveyance. If the seller won't repair it, the purchaser may rescind or close and accept the defect.
Not a warranty (113.140)
The seller need not disclose defects it is not aware of; the completed form is not a warranty, and the buyer must still use reasonable care.
Exempt (113.130(2))
Foreclosure sales, sales between co-owners, spouses or relatives within the third degree, the first sale of a home built by a licensed contractor, and certain relocation sales.
Remedies (NRS 113.150)
Form never served
The purchaser may rescind at any time before conveyance, without penalty.
Defect disclosed
The purchaser may rescind before conveyance or close escrow and accept the defect without further recourse.
How to rescind
In writing, notarized, and served within 4 working days after the purchaser is informed of the defect – on the escrow holder, or on the seller or seller's agent if no escrow is open.
Undisclosed known defect
If the seller conveys without disclosing a defect it knew of, the purchaser may recover three times the repair or replacement cost, plus costs and attorney's fees – suit within 1 year after discovery or 2 years after conveyance, whichever is later. A waiver must be written, signed and notarized.
What the TC tracks
- The date the form is served – it must be at least 10 days before the closing date.
- Any later written notice of a new or worse defect – it starts a 4-working-day rescission window.
- That a rescission notice is notarized and served on escrow.
- That the seller, not the agent, completed the form.
Questions about the Nevada seller's disclosure
When must the Nevada seller's disclosure be delivered?
At least 10 days before the residential property is conveyed to the purchaser (NRS 113.130(1)(a)).
Can a Nevada listing agent fill out the seller's disclosure?
No. The statute says a seller's agent shall not complete the disclosure form on behalf of the seller.
How long does a Nevada buyer have to rescind after a defect is disclosed?
Rescission must be in writing, notarized and served within 4 working days after the purchaser is informed of the defect (NRS 113.150(3)).
What if the Nevada seller never gives the disclosure form?
The purchaser may rescind the agreement at any time before conveyance without penalties.
What can a buyer recover for a known defect the seller hid?
Three times the cost to repair or replace the defective part, plus court costs and reasonable attorney's fees (NRS 113.150(4)).
Related guides
Add the disclosure service date – at least 10 days before closing – as a dated task on the deal in ClosingCode, with a reminder.
Start free trialSource: Nevada Revised Statutes §§113.100–113.150 (leg.state.nv.us, read October 24, 2026).
General information, not legal advice. ClosingCode is software; it is not a law firm or brokerage.