Las Vegas Seller Disclosure: 9 Things You Must Disclose When Selling Your Home

By Ali Shahrokhi, Las Vegas REALTOR® | LPT Realty | Updated October 2026

Las Vegas seller disclosure comes down to one rule. Under Nevada law, you must tell the buyer about every condition you know of that hurts the home’s value or use. You do that on the state’s Seller’s Real Property Disclosure form (Form 547), and the buyer must receive it at least 10 days before the sale closes. This guide covers what goes on the form, the Las Vegas issues buyers’ inspectors look for, what you don’t have to disclose, and what happens if you get it wrong.

What Is the Nevada Seller’s Real Property Disclosure?

The Seller’s Real Property Disclosure, often called the SRPD or Form 547, is a standardized form published by the Nevada Real Estate Division. It walks you through the home’s structure, systems and history. You answer each item yes, no or don’t know, and you explain anything you flag.

Nevada law defines a defect as a condition that materially affects the value or use of the property in an adverse manner (NRS 113.100). That is the standard the form measures against.

The form is a disclosure, not a warranty. It tells the buyer what you know. It doesn’t promise the home is free of defects, and it doesn’t replace the buyer’s own inspection.

When Is the Disclosure Due?

The completed form must be served on the buyer or the buyer’s agent at least 10 days before the property is conveyed. In a typical sale, conveyance means the close of escrow.

In practice, well-run Las Vegas listings deliver the disclosure right after an offer is accepted, or make it available with the listing. That way the buyer reviews it during the inspection period instead of the week of closing.

Who Fills It Out?

You do. Nevada specifically prohibits the seller’s agent from completing the form on the seller’s behalf. Your agent can explain what each question means and help you gather records, but the answers must be yours.

Does Selling “As-Is” Change Anything?

No. “As-is” tells buyers you won’t make repairs. It doesn’t remove your duty to disclose. Nevada law says a buyer cannot waive the disclosure requirement, and a seller cannot make a waiver a condition of the sale.

A small number of transfers are exempt from the form, such as foreclosure sales. If your sale is unusual (a trust, an estate or a relocation company), confirm with your agent or a Nevada real estate attorney whether an exemption applies.

Las Vegas Seller Disclosure Checklist: 9 Things You Must Disclose

Form 547 is organized by category. Here is what each category means for a home in the Las Vegas Valley.

1. Roof, Foundation and Structural Issues

Disclose known leaks, prior roof repairs or replacement, foundation cracks and signs of settling. Many valley homes have concrete tile roofs, and the tiles often outlast the underlayment beneath them. A roof can look perfect from the street and still have a leak history.

If a roofer has told you the underlayment is near the end of its life, that is now something you know, and it belongs on the form. The same applies to any soil movement or foundation repair. Disclose it and include the engineering report.

2. Plumbing, Including Kitec

Disclose known leaks, slab leaks, repipes and ongoing water-pressure problems. In Las Vegas, the plumbing item inspectors watch most closely is Kitec.

Kitec was a plumbing system with brass fittings that corroded in the valley’s hard water. The fittings leached zinc that could clog pipes and lead to leaks or bursts. Kitec was installed in thousands of local homes, mostly built from the late 1990s through the mid-2000s. In 2008, the manufacturer agreed to a settlement of roughly $90 million covering an estimated 34,000 Las Vegas Valley homeowners. That settlement program closed long ago.

If your home has Kitec, disclose it. If it was replaced, disclose that too, along with the invoice, the date and the scope of work (a whole-home repipe or fittings only). Kitec pipe was commonly orange for hot water and blue for cold, and it is often visible near the water heater, so a buyer’s inspector will likely spot it anyway.

“Years back, I was involved in a Las Vegas sale where the home had Kitec plumbing, and we had to disclose it properly. That experience stayed with me. In this market, Kitec is a known issue, and buyers and inspectors expect to see it addressed. When it’s disclosed up front with documentation, the conversation stays about price and repair. When a buyer discovers it on their own, the conversation turns to trust, and that is much harder to recover.”

— Ali Shahrokhi

3. Electrical, AC, Pool and Solar

Disclose known problems with the electrical panel, wiring, AC units, water heater and built-in appliances. In a desert climate, the AC system gets close attention from buyers, so include the age of each unit and any service records. A recently replaced AC unit or water heater is good news. List it.

For pools and spas, disclose equipment problems, leaks and resurfacing history. For solar, tell the buyer whether the system is owned outright, financed or leased. A financed or leased system will surface during escrow and title review anyway. Disclosing it early prevents a late surprise.

Routine maintenance, such as a fixed faucet drip, generally doesn’t need to be listed. A recurring problem that points to something larger, such as repeated breaker trips, does.

4. Water Damage and Mold

Disclose past water damage even if it has been repaired. Include where it happened, how extensive it was and who fixed it. If mold was found and remediated, provide the remediation report and the post-remediation clearance test.

Nevada’s disclosure duty is tied to what the seller actually knows. The Nevada Supreme Court has confirmed that a seller is not required to disclose a defect they were unaware of. If you know about past water damage, though, it goes on the form.

5. Construction Defect Claims

The form asks directly whether the property is or has been the subject of a claim under Nevada’s construction defect statutes (NRS 40.600 to 40.695). If you or a prior owner made a claim, disclose it, along with any settlement and whether the repairs were completed. If your HOA has a pending legal action, it will also appear in the HOA resale package.

6. Unpermitted Work

Disclose additions, casitas, garage conversions, enclosed patios and electrical or plumbing work done without required permits. Unpermitted space can affect the appraisal, the buyer’s financing and the buyer’s insurance.

Depending on where the home sits, permits come from the City of Las Vegas, the City of Henderson, the City of North Las Vegas or Clark County. If you’re unsure about past work, check your jurisdiction’s permit records before you list. In some cases, getting the work permitted after the fact is worth doing before going to market.

7. Pests

Disclose termite activity, rodent problems and any recurring infestation, along with treatment records from a licensed pest-control company. Documented treatment shows the problem was handled.

8. Assessments, SIDs and LIDs

The form asks about any assessments tied to the property other than property taxes. That includes HOA special assessments and Special or Local Improvement Districts (SIDs and LIDs), which fund infrastructure in parts of the valley, including areas of Summerlin. Disclose any remaining balance and the annual payment. Buyers will want to know whether it’s paid off.

9. Environmental Hazards

Homes built before 1978 require a separate federal lead-based paint disclosure. Most valley homes are newer, but some established neighborhoods fall in that range.

Under Nevada law, a home’s history as a site of methamphetamine manufacturing is material unless the property has been properly decontaminated and deemed safe as the statute requires. Disclose any other hazard you know about, such as asbestos.

What You Don’t Have to Disclose in Nevada

• Defects you don’t know about. Nevada law (NRS 113.140) doesn’t require you to disclose a defect you’re unaware of, and it doesn’t require you to hire an inspector or open walls to look for one.
• A death on the property. Under NRS 40.770, a homicide, suicide or death by any other cause is not material to the transaction, unless the death resulted from a condition of the property.
• Most past crimes on the property. The site of a felony is not material, with the exception of meth manufacturing, covered above.
• Your personal reasons for selling.

One caution: “not required to disclose” is not the same as “free to mislead.” If a buyer asks you a direct question, never give a false answer.

The HOA Resale Package: Your Second Disclosure

Most Las Vegas homes are in common-interest communities. If yours is, Nevada’s HOA law (NRS 116.4109) requires you to provide the buyer a resale package at your own expense. It includes:

• The CC&Rs, bylaws, rules and the state’s HOA information statement
• Your monthly assessment and any unpaid amounts
• The current budget, financial statement and a summary of reserves
• Any unsatisfied judgments or pending legal actions against the association
• Transfer fees and other fees tied to the sale
• Proof of the insurance the association is required to carry (required for packages issued on or after July 1, 2026)

Guard-gated and master-planned communities often have both a master association and a sub-association, which means two packages. Learn more in our guide to Las Vegas guard-gated communities.

What Happens If You Don’t Disclose?

• Before closing: if the disclosure form isn’t served properly, the buyer may cancel the purchase without penalty at any time before the property conveys.
• If something changes: if you discover a new defect, or a disclosed defect gets worse, after you’ve delivered the form but before closing, you must tell the buyer in writing as soon as practicable. If you won’t repair it, the buyer may have the right to cancel.
• After closing: if you knew about a defect and didn’t disclose it, the buyer can recover three times the cost to repair or replace it, plus court costs and reasonable attorney’s fees (NRS 113.150).

The math is simple. A defect you might hide to protect a few thousand dollars in negotiation can become a judgment several times larger.

How to Prepare Your Las Vegas Seller Disclosure Before You List

1. Gather your records. Collect repair invoices, permits, warranties, roof and AC dates, pest treatments, remediation reports and any repipe invoice.
2. Walk the house with fresh eyes. Write down everything you’ve repaired, replaced or noticed while you’ve owned the home.
3. Decide on a pre-listing inspection. It removes surprises and lets you fix or price around issues early. Keep in mind that anything it finds becomes something you know and must disclose.
4. Order the HOA resale package early. The association has 10 calendar days to deliver it, and late packages are a common cause of closing delays.
5. When in doubt, disclose and explain. Mark “don’t know” only when you truly don’t know.
6. Update the form if anything changes before closing.

“When I prepare a seller for the market, I treat the disclosure as part of the pricing strategy, not paperwork at the end. A buyer who reads a clear, documented disclosure before writing an offer has already priced in what you’ve told them. That leaves far less room to renegotiate after the inspection.”

— Ali Shahrokhi

For the full process, from pricing to closing, see how to sell a luxury home in Las Vegas or visit our seller services page.

Las Vegas Seller Disclosure FAQs

Do I have to fill out a seller disclosure if I’m selling as-is in Las Vegas?

Yes. Selling as-is means you won’t make repairs, but Nevada still requires the Seller’s Real Property Disclosure on most residential sales. The buyer cannot waive it, and you cannot require a waiver as a condition of the sale. A small number of transfers, such as foreclosure sales, are exempt.

Do I have to disclose a death in a house in Nevada?

Generally, no. Under NRS 40.770, a death on the property, including a homicide or suicide, is not material to the sale unless the death resulted from a condition of the property, such as a defect or a hazard. If a buyer asks directly, never give a false answer.

What if I didn’t know about a defect?

Nevada requires you to disclose only the defects you are aware of, and you aren’t required to hire inspectors to search for problems. “Aware” includes what contractors, inspectors or tenants have told you, though. Willful blindness is not a defense.

Do I have to disclose Kitec plumbing if it was replaced?

Disclosing it is the safest course. Note that the home originally had Kitec, when it was replaced and whether the repipe covered the whole home or only the fittings, and attach the invoice. Buyers’ inspectors in Las Vegas look for Kitec, and documented replacement is a selling point.

What is the penalty for not disclosing a defect in Nevada?

Before closing, a buyer who wasn’t properly given the disclosure can cancel without penalty. After closing, a buyer who proves you knew about a defect and didn’t disclose it can recover three times the repair cost, plus court costs and attorney’s fees, under NRS 113.150.

Do landlords and out-of-state owners have to disclose?

Yes. Not living in the home doesn’t remove the duty. You must disclose the defects you know about, including problems reported by tenants or your property manager. Keep maintenance records during the rental period. They make the disclosure accurate and easier to complete.

Sources

• Nevada Real Estate Division: Seller’s Real Property Disclosure Form 547
• Nevada Revised Statutes Chapter 113: Sales of Real Property
• Nevada Revised Statutes Chapter 40 (NRS 40.770)
• Nevada Revised Statutes Chapter 116: Common-Interest Ownership (NRS 116.4109)
• Las Vegas Sun: Kitec maker agrees to pay $90 million over pipes (2008)

Information is current as of October 2026 and based on the Nevada Revised Statutes and Nevada Real Estate Division forms. It is deemed reliable but not guaranteed, and it is provided for general informational purposes only. It is not legal advice. For questions about your specific situation, consult a Nevada real estate attorney. Ali Shahrokhi | LPT Realty | 8945 W. Russell Rd. #170, Las Vegas, NV 89148 | Nevada Lic. S.061445.LLC | 702.410.7844

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