Sell a House As Is: What Nevada Disclosure Law Requires

Short answer: Yes, you can sell a house as is in Nevada. "As is" means you are not agreeing to make repairs. It does not let you skip Nevada's seller disclosure law. Under NRS 113.130, most sellers of a home with one to four units still have to fill out the Seller's Real Property Disclosure form and give it to the buyer at least 10 days before the sale closes, and a buyer cannot waive that requirement.

Jennifer Rodriguez is a Realtor® and Military Relocation Professional (MRP®) in Northwest Las Vegas helping military families and growing families buy and sell with a plan.

Maybe the house needs a roof, a new water heater, and a kitchen you never got around to. Maybe you are on PCS orders and do not have time for a repair list. Selling as is can make sense. Here is what the label changes, what it does not change, and where sellers get tripped up.

What does selling a house as is mean in Nevada?

It means you are offering the home in its current condition and are not promising to fix anything. The buyer decides whether the price fits the condition.

What it does not mean is that the house is sold with no information. Nevada's disclosure statute lists the sales that are exempt from the disclosure form, and an as-is sale is not on that list. So an as-is seller usually still completes the form.

Do you still have to fill out the seller disclosure form if you sell as is?

In most cases, yes. NRS 113.130 says that at least 10 days before residential property is conveyed, the seller must complete a disclosure form and the seller or the seller's agent must give it to the buyer or the buyer's agent. "Residential property" in this law means land with one to four dwelling units on it.

A few rules on the form itself come straight from the statute and the Nevada Real Estate Division's Residential Disclosure Guide:

• You fill it out, not your agent. The law says a seller's agent shall not complete the form for the seller.
• Every question gets an answer. The Division's guide says each question is marked yes, no, or n/a where it applies, and every yes needs an explanation.
• You disclose what you know. NRS 113.140 says you are not required to disclose a defect you are not aware of. The Division's guide says that if you have no knowledge, "no" is an appropriate answer to the "Are you aware" questions.
• It is not a warranty. A completed form does not count as a warranty on the condition of the home.

For a closer look at the form itself, our guide to the Nevada seller disclosure form walks through what it asks.

Which home sales are exempt from the disclosure form?

NRS 113.130 lists the exceptions. The disclosure form is not required for a sale:

• By foreclosure under NRS Chapter 107.
• Between co-owners, between spouses, or between people related within the third degree of consanguinity.
• That is the first sale of a home built by a licensed contractor. The Division's guide puts it simply: the form is not required for new home sales.
• By someone who takes temporary possession or title only to help sell the home for a person who has relocated to another county, state, or country before the transfer.
• By a fiduciary, such as a personal representative, guardian, trustee, or person acting under a power of attorney, who takes temporary control only to sell the home for someone who has died or is incapacitated.

Notice what is missing. "I am selling it as is" is not an exemption. Neither is "the buyer said they do not need it."

Can the buyer agree to skip the disclosure?

No. NRS 113.130 says a buyer may not waive the disclosure requirement, and a seller may not require a buyer to waive it as a condition of sale or for any other purpose.

There is a separate, narrower waiver. NRS 113.150 lets a buyer give up the remedies in that section, but only in a written document the buyer signs and has notarized. The Division's guide adds that a buyer asked to waive rights should talk to an attorney, because a real estate licensee cannot explain the legal consequences.

What happens if a seller does not disclose a known defect?

The law gives the buyer real remedies:

• No form, buyer can walk. If the completed form is not served as required, the buyer may rescind before closing without any penalties.
• Known defect, treble damages. If a seller closes without giving written notice of a defect the seller knew about, and the repair cost was not limited in the purchase agreement, the buyer may recover three times the repair or replacement cost, plus court costs and reasonable attorney's fees.
• Time to sue. That claim must be filed within 1 year after the buyer discovers, or reasonably should have discovered, the defect, or 2 years after the sale closes, whichever is later.

That is the real cost of treating "as is" as "say nothing." A fast sale today can turn into a much bigger bill later.

What if you find a new problem after you give the buyer the form?

Tell the buyer in writing. NRS 113.130 says that if you find a new defect, or a disclosed defect gets worse, before closing, you or your agent must inform the buyer or the buyer's agent in writing as soon as practicable and no later than closing.

If you will not repair it, the buyer may cancel or close and accept the home with the defect. Under NRS 113.150, a buyer who cancels over a newly disclosed defect must do it in writing, notarized, and served within 4 working days of being told.

Can you sell as is without an inspection?

Nevada's disclosure law does not require the seller to order an inspection. It also does not stop the buyer from getting one. NRS 113.140 says nothing in the disclosure law or the real estate licensing law relieves a buyer of the duty to use reasonable care to protect themselves, and the Division's guide advises buyers to get an independent inspection from a licensed home inspector.

Whether the buyer gets an inspection period, and what happens after it, is set by your purchase contract, not by the as-is label. Expect most buyers to inspect, and price with that in mind.

Can you sell a house as is through a Realtor?

Yes. An agent can list your home as is, and the agent has duties of their own. NRS 645.252 says a licensee acting as an agent must disclose to each party any material and relevant facts about the property that the licensee knows, or should have known with reasonable care and diligence.

So if your agent knows the pool pump fails every summer, that fact does not disappear because the listing says as is.

Common mistakes when selling a house as is

• Skipping the form. Most as-is sales still need it, and a missing form lets the buyer cancel before closing.
• Answering "no" to something you know about. "No" fits only when you are not aware of the issue.
• Asking the buyer to waive disclosure. The law does not allow it.
• Letting your agent fill it out. The seller completes it.
• Forgetting updates. A leak that shows up after the form goes out needs a written update before closing.
• Assuming as is means no negotiation. Buyers can still inspect and come back with a lower offer or walk, depending on the contract.

More on selling in Nevada

• Can you sell a house with a mortgage still on it?
• Selling a house and capital gains tax: the military PCS exception

Sources

• Nevada Revised Statutes, NRS 113.100 to 113.150, condition of residential property offered for sale
• Nevada Real Estate Division, Residential Disclosure Guide, Seller's Real Property Disclosure section (revised May 2026)
• Nevada Revised Statutes, NRS 645.252, duties of a licensee acting as an agent

Frequently asked questions

Can you sell a house as is in Nevada?

Yes. As is means you are not agreeing to make repairs. Most sellers still have to complete Nevada's Seller's Real Property Disclosure form and give it to the buyer at least 10 days before closing.

Does selling as is get you out of the seller disclosure form?

No. NRS 113.130 lists the sales that are exempt, such as foreclosures and first sales of new homes by a licensed contractor. An as-is sale is not one of them.

Can a buyer waive the Nevada seller disclosure?

No. A buyer may not waive the disclosure requirement, and a seller may not require a buyer to waive it. A buyer can waive the remedies in NRS 113.150 only in a signed, notarized writing.

Do I have to disclose problems I do not know about?

No. NRS 113.140 says a seller does not have to disclose a defect the seller is not aware of. You do have to disclose the ones you know about.

What happens if a seller hides a known defect in Nevada?

The buyer may be able to recover three times the cost to repair or replace the defective part, plus court costs and reasonable attorney's fees, if the repair cost was not limited in the purchase agreement.

Thinking about selling as is in Northwest Las Vegas? Let's make this simple. Tell me what the house needs and your timeline, and I will help you weigh as is against fixing first. You can find me at homesbyjrod.com.

The information in this article comes from the Nevada Revised Statutes and the Nevada Real Estate Division's Residential Disclosure Guide, checked on November 1, 2026. Laws can change, so confirm with your agent or a Nevada attorney. This is general education, not legal advice.