Nevada Seller Disclosure Form: What Form 547 Tells a Buyer

Short answer: The Nevada seller disclosure form is the Seller's Real Property Disclosure Form, Form 547 from the Nevada Real Estate Division. Under NRS 113.130, most sellers of a home with one to four units must fill it out themselves and give it to the buyer at least 10 days before closing. It lists every defect the seller knows about. It is not a warranty, and it does not replace your own inspection.

Jennifer Rodriguez is a Realtor® and Military Relocation Professional (MRP®) in Northwest Las Vegas helping military families and first-time buyers understand how buying works in Nevada.

If you are moving here from another state, you have probably seen a disclosure form before. Nevada's version has its own timing, its own exceptions, and its own rules about what you can do if a defect shows up late. Here is what the form covers and how to read it.

What is the Nevada seller disclosure form?

It is a five-page form published by the Nevada Real Estate Division, titled the Seller's Real Property Disclosure Form, Form 547. The current version was revised June 1, 2023. Nevada law requires the seller to disclose known conditions that "materially affect the value or use" of the home in an adverse manner. NRS 113.100 calls that kind of condition a defect.

Pages one and two are yes, no, or N/A questions. Page three is where the seller explains every "yes." Pages four and five reprint the Nevada statutes that govern the form, so you have the rules in hand when you sign.

What does the Nevada seller disclosure form ask about?

The form walks through the house system by system. The seller says whether they are aware of problems with:

• Systems and appliances: electrical, plumbing, sewer line, heating, cooling, water heater, sprinklers, pool equipment, garage door opener, smoke detectors, and built-in appliances.
• Structure: water damage, structural defects, and work done without required building permits.
• Land and foundation: expansive soil, settling, drainage or flooding, flood plain location, easements, and encroachments.
• Roof, pool or spa, and infestation such as termites.
• Environmental issues: asbestos, radon, contaminated soil or water, and mold.
• HOA details: whether an association governs the home, recurring fees, unpaid assessments or fines, and any litigation.
• Other items: water source, sewer or septic, solar panels (owned, leased, or financed), participation in a conservation easement such as the Southern Nevada Water Authority's Water Smart Landscape Program, and any private transfer fee.

The form also asks whether the home was built on or before December 31, 1977. If it was, a separate federal lead-based paint disclosure is required.

When does the seller have to give you the form?

NRS 113.130 says the seller must complete the form and serve it on you or your agent at least 10 days before the property is conveyed. In practice, most buyers see it much earlier, because purchase contracts usually set their own deadline for it.

The seller has to fill it out personally. The law says a seller's agent "shall not complete a disclosure form" on the seller's behalf.

The duty does not end when the form is signed. If the seller finds a new defect before closing, or a known defect gets worse, they must tell you in writing as soon as practicable, and no later than closing.

Who does not have to fill out the form?

NRS 113.130 exempts some sales. The form is not required for:

• A foreclosure sale under chapter 107 of NRS.
• A sale between co-owners, spouses, or close relatives.
• The first sale of a home built by a licensed contractor (a brand-new build).
• A sale by a relocation company that holds the home only to help a seller who moved away.
• A sale by a personal representative, guardian, trustee, or someone acting under a power of attorney, who holds the property only to sell it for a person who has died or is incapacitated.

For a foreclosure, the trustee and lender still have to tell you in writing about defects they know of, at closing or when you ask. If you are looking at a bank-owned home, an estate sale, or new construction, ask early what disclosures you will get instead.

Can a buyer waive the disclosure form?

No. NRS 113.130 says a buyer may not waive the requirement to receive the form, and a seller may not require you to waive it as a condition of the sale.

There is a separate rule to watch. NRS 113.150 lets a buyer give up the remedies in that section, but only in a signed, notarized document. If anyone hands you a notarized waiver, stop and read it carefully before signing.

What can you do if the form shows a defect?

Good news, you have options. If the seller tells you about a defect before closing, through the form or another written notice, NRS 113.150 lets you either:

• Rescind the purchase agreement, or
• Close escrow and accept the home with that defect, without further recourse.

The rescission has a strict format. It must be in writing, notarized, and served on the escrow holder no later than 4 working days after you are told about the defect. That rule applies when the repair cost was not already limited by your purchase agreement. Your contract may also give you other ways out, like an inspection contingency, so read both together.

If the seller never serves the form at all, you can rescind at any time before closing without any penalties.

What if the seller hid a defect they knew about?

NRS 113.150 lets a buyer recover three times the cost to repair or replace the defective part, plus court costs and reasonable attorney's fees. The defect must be one the seller knew about before closing and did not disclose. You have to file within 1 year after you discover the defect or should have, or 2 years after closing, whichever is later.

There are limits. A seller is not required to disclose a defect they do not know about. A seller is also not liable for an error that came from relying on information from a licensed contractor, engineer, surveyor, certified inspector, or a government employee doing their job. This is general education, not legal advice. If you think a defect was hidden, talk with a Nevada real estate attorney.

Common mistakes buyers make with the disclosure form

• Treating it like an inspection. The form itself says the seller usually has no construction expertise and has not inspected hidden areas like the foundation or roof. It is "not a substitute for any inspections." Get your own.
• Reading it as a promise. Under NRS 113.140, a completed form is not a warranty of any condition of the home.
• Skimming page three. Every "yes" has to be explained there. That page is where the useful detail lives.
• Missing the 4-working-day clock. If a defect comes up late and you want out, a casual email is not enough. The law requires a notarized writing served on escrow.
• Assuming the appliances come with the house. The form says systems and appliances listed on it are not part of the contract. What stays with the home is set by your purchase agreement.
• Ignoring the HOA and solar answers. Unpaid assessments, pending litigation, or leased solar panels can change your monthly costs. Ask for the documents behind any "yes."

How should you read the form before an inspection?

Here's what I'd tell a friend. Read the form before your inspection and hand a copy to your inspector. Every "yes" becomes something to look at closely. Every "no" on a major system still gets checked, because the seller can only report what they know.

If you have never seen a full inspection report, it helps to know what normal looks like. Most reports list many small items, and that alone is not a reason to panic.

More on buying a home in Las Vegas

• Las Vegas home inspection cost: what local inspectors charge
• VA loan appraisal requirements: what gets checked
• VA loan condo approval: how to check if a condo qualifies

Frequently asked questions

Is a seller disclosure form required in Nevada?

Yes, for most sales of a home with one to four units. NRS 113.130 requires the seller to complete Form 547 and serve it at least 10 days before closing. Foreclosures, sales between spouses or close relatives, first sales of new homes built by a licensed contractor, and certain relocation and fiduciary sales are exempt.

Can my agent fill out the disclosure form for the seller?

No. Nevada law says a seller's agent shall not complete the disclosure form on the seller's behalf. The seller fills it out and signs it.

Is the Nevada seller disclosure form a warranty?

No. NRS 113.140 says a completed form is not an express or implied warranty of any condition of the home. Buyers still have a duty to use reasonable care, which is why an inspection matters.

How long do I have to back out after a defect is disclosed?

Under NRS 113.150, a rescission must be in writing, notarized, and served on the escrow holder no later than 4 working days after you are informed of the defect. Your purchase contract may give you other deadlines too.

What happens if a Nevada seller does not give me the form?

You can rescind the purchase agreement at any time before closing without penalties. If the seller closes without disclosing a known defect, you may be able to recover three times the repair cost plus court costs and attorney's fees.

Do new construction homes come with a seller disclosure form?

The first sale of a home built by a licensed contractor is exempt from Form 547. Builders have other disclosure duties, so ask what documents you will get before you sign.

Moving to Las Vegas and want to walk through a disclosure form before you write an offer? Let's make this simple. You can find me at homesbyjrod.com.

The rules in this article come from NRS Chapter 113 and the Nevada Real Estate Division's Form 547 (revised June 1, 2023), checked on October 2, 2026. Laws and forms can change. This is general education, not legal advice.