Is the home in an HOA, condo, or co-op? (selling in Nevada)

HOA / condo resale package (stringent). NRS Ch. 116 (Uniform Common-Interest Ownership Act). NRS 116.4109 — the association must furnish the resale package within 10 calendar days after a unit owner's written request; the resale package remains effective 90 days; the buyer may cancel until midnight of the 5th calendar day after receipt. Fee caps: certificate preparation $185 base + $100 expedite (if requested sooner than 3 business days), subject to an annual CPI escalator capped at 3% per year (NRS 116.4109(4)(b)); statement of demand $165 + $100 expedite (NRS 116.4109(7)); copying not to exceed 25¢ per page (first 10 pages), then 10¢ per page. Required contents at NRS 116.41095 (declaration, bylaws, rules, operating budget, reserve-study summary, financial statement, insurance summary, unpaid or special assessments, pending litigation, transfer fees, unit's share of common expenses). SUPER-LIEN — NRS 116.3116(2): the association's lien has priority over a first deed of trust for up to 9 months of common-expense assessments plus enforcement costs (or the Fannie / Freddie period, minimum 6 months) — among the strongest super-liens in the country, enforceable by non-judicial foreclosure (NRS 116.31162–116.31168) and capable of extinguishing a first mortgage, per *SFR Investments Pool 1, LLC v. U.S. Bank* (Nev. 2014) and the ensuing *Bourne Valley* federal-court line. This is a compilation of published state requirements, not legal advice, and no lawyer has reviewed it or your sale. Laws and forms change, counties and cities add their own rules, and whether any of this applies to you depends on facts we don't know. Treat every item as a starting point for a question, not as an answer. Confirm anything you plan to rely on against the official source we link, and run your list past a title company or an attorney licensed in your state.

Selling a house in Nevada: the paperwork

Every document a Nevada sale commonly touches, who usually produces it, and the law behind it. In most sales the seller's own share is small, and this page shows you which part that usually is.

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3documents are usually the seller's

out of 15 in a Nevada sale

Tell us about your sale

Answer what you know. Skip what you don't. Every answer takes something off your list or explains why it stays on.

The home

Was the home built before 1978?

Older homes carry a federal lead paint disclosure. It's the same in every state.

Is the home in an HOA, condo, or co-op?

The association has to produce a package, and they can take weeks. Worth knowing early.

Is there a well or septic system?

Private water and sewer get their own questions, and sometimes their own inspection.

Is the home on the water, or in a flood zone?

Waterfront and floodplain homes pick up extra disclosures in most states.

Are there solar panels?

Owned panels transfer with a warranty. Leased ones need the lease company's sign-off.

Is it a manufactured or mobile home?

These can still hold a vehicle title, which has to be retired before the land can transfer.

You and the title

Are you married?

Some states need a spouse's signature even when they're not on the title. Many don't.

Is the home owned by a trust, LLC, or company?

An entity needs paperwork showing who's allowed to sign for it.

Did you inherit the home, or is it in probate?

How the home came to you decides which deed you can sign.

Does anyone rent or live in the home besides you?

A lease and its deposit transfer with the sale, and the tenant has to be told.

Do you file U.S. taxes as a citizen or resident?

If you don't, the buyer has to hold back part of the price and send it to the IRS.

Will you be at the closing yourself?

Signing from a distance takes a power of attorney, and it has to be arranged early.

Its history

Have you claimed on your home insurance in the last five years?

Past claims show up on a report the buyer's insurer can pull. Better it comes from you.

Is there work on the house that was never permitted, or a permit still open?

An open permit can stop a closing. Closing one out takes time you'll want in hand.

Are there special assessments or a PACE loan on the property?

These ride with the property or get paid off at closing, and buyers ask about them.

Are the mineral, oil, or gas rights separate from the land?

In some states these are sold off separately, and the deed has to say so.

Usually the seller's to produce

In most sales nobody else prepares these. Whether each one applies to you depends on your home, your title, and your buyer.

GLVAR / NVAR Residential Purchase AgreementIn the purchase agreement itself
Seller's Real Property Disclosure Form (SRPD)Delivered ≥ 10 days before conveyance
Federal lead paint disclosure (pre-1978)Attached to PSAOn your list because was the home built before 1978

Usually drafted for you to sign

These commonly arrive already written. Read them, and ask about anything that looks wrong before you sign.

FIRPTA non-foreign affidavitClosing packet

Usually somebody else's to prepare

Commonly handled by a title company, an attorney, a lender, or the county. Listed so none of them is a surprise.

Grant, bargain and sale deedClosing packet / Recorded post-close
Declaration of Value (NRS 375.060)Recorded with deed
Escrow instructionsClosing packet
Settlement statement (ALTA)Closing packet
Payoff statement(s)Closing packet
Title commitment / policyClosing packet
1099-SFiled post-close
Wire-fraud advisoryPre-listing / Closing packet
HOA resale package (NRS 116.4109)HOA resale packageOn your list because is the home in an hoa, condo, or co-op
Deed of trust (buyer's loan)Recorded post-closeOn your list because is the home owned by a trust, llc, or company
Reconveyance (deed of trust discharge)Recorded post-closeOn your list because is the home owned by a trust, llc, or company

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How Nevada generally runs a sale

The broad shape of a sale there, as the research found it. Counties and cities add their own rules on top of all of this.

Closing model — Escrow / title-company (escrow-heavy)No attorney required to close a residential transaction.

Community propertyNRS 123.230(3) — "Neither spouse may sell, convey or encumber the community real property unless both join in the execution of the deed or other instrument by which the real property is sold...

Practical effectBoth spouses sign and acknowledge, even if only one holds record title, whenever the property is community property.

HomesteadNRS Ch. 115 — homestead declaration protects equity from most creditors (recorded Declaration of Homestead).

Standard deed typeGrant, bargain, and sale deed is Nevada's most common form. NRS 111.170 provides that the words "grant, bargain and sell" imply two limited statutory covenants: (a) the grantor has not previ...

Disclosure regime — Statutory formSeller's Real Property Disclosure Form (SRPD) is mandatory under NRS 113.130: the seller must complete it (as amended, "A seller's agent shall not complete a disclosure form regarding the re...

Transfer taxReal Property Transfer Tax (RPTT), NRS Ch. 375. Base state rate $1.95 per $500 of value or fraction (over $100), imposed by NRS 375.020.

RON status — AuthorizedNRS Ch. 240 RON provisions (Nevada adopted permanent RON in 2021, with rules effective in 2022). *Verify current RON operational status with the Nevada Secretary of State.*

Recording actRace-notice. NRS 111.320, 111.325.

Recording officeCounty Recorder in each of Nevada's 17 counties. First-page content requirements (APN, mailing addresses, tax-statement recipient) enforced under NRS 111.312.

Local overlaysClark County's higher RPTT; Southern Nevada Water Authority (SNWA) service; wildland / urban-interface fire-hazard zones; Lake Tahoe (TRPA) and Lake Mead frontage; time-shares (NRS Ch.

Other things Nevada asks about

These come up in Nevada and almost nowhere else. We don't ask them above because we can't answer them for you yet, but they're worth raising with your title company.

Wildland or fire-hazard designation?
SNWA service or assessment issues?
Time-share interest (NRS Ch. 119A)?
Construction-defect (Chapter 40) history?
Lake Tahoe (TRPA BMP certificate)?

Before you rely on any of this

This is a compilation of published state requirements, not legal advice, and no lawyer has reviewed it or your sale. Laws and forms change, counties and cities add their own rules, and whether any of this applies to you depends on facts we don't know. Treat every item as a starting point for a question, not as an answer. Confirm anything you plan to rely on against the official source we link, and run your list past a title company or an attorney licensed in your state.

These counts describe a typical sale, not yours. Which documents you need turns on facts about your home, your title, your buyer, and your county, and one unusual answer can add several or remove them.

Who prepares each document is what usually happens, not a rule. Practice differs between states, between counties, and between one title company and the next, and your contract can move work from one side to the other.

Keighbor is not a real estate brokerage and does not represent you. Nobody here is your agent. We don't negotiate, set your price, recommend a course of action, or take a commission. We provide software that helps you organize your side of the sale.

The full Nevada reference

The rest of the research, with every citation kept. This is the same material our own product is built on, and nothing is held back for paying customers. It describes the law as the research found it, not as it applies to your sale.

ALWAYS-required documents (every transaction)

PSA. GLVAR / NVAR Residential Purchase Agreement (member form). FSBO sellers use an attorney-drafted or generic contract satisfying the Statute of Frauds.
Deed (grant, bargain and sale). NRS 111.170; acknowledged by both spouses if community property; first-page content (APN, mailing addresses, tax-statement recipient) per NRS 111.312. [TITLE/ESCROW]-prepared.
Federal lead paint disclosure (pre-1978).
FIRPTA affidavit. IRC § 1445.
1099-S. Filed by the closing agent.
Wire-fraud advisory. Industry standard.
Payoff statements. Ordered by escrow.
Settlement statement. ALTA / Closing Disclosure.
Escrow instructions. Signed by both parties.
SRPD. Seller-completed; delivered ≥ 10 days before conveyance (NRS 113.130).
Declaration of Value. Required at recording (NRS 375.060); basis for RPTT.

SOMETIMES-required documents (trigger-gated)

Marital status / spousal signature (Nevada's headline issue). NRS 123.230(3) — both spouses must join and acknowledge the deed if community property, even where only one is on title. Separate property (NRS 123.130) conveyable alone (NRS 123.170); a community-property POA route is available under NRS 123.230.
Property held in trust. Certification of trust, NRS 164.410 (and NRS 164.400); trustee's deed.
LLC / corp. Resolution plus certificate of good standing (Nevada Secretary of State).
Power of attorney. NRS Ch. 162A (Uniform Power of Attorney Act); recorded.
Foreign seller. FIRPTA only — Nevada has no state income tax and no nonresident real estate withholding.
Inherited / probate. Personal representative's deed; small-estate / set-aside thresholds under NRS Ch. 146.
HOA / condo resale package (stringent). NRS Ch. 116 (Uniform Common-Interest Ownership Act). NRS 116.4109 — the association must furnish the resale package within 10 calendar days after a unit owner's written request; the resale package remains effective 90 days; the buyer may cancel until midnight of the 5th calendar day after receipt. Fee caps: certificate preparation $185 base + $100 expedite (if requested sooner than 3 business days), subject to an annual CPI escalator capped at 3% per year (NRS 116.4109(4)(b)); statement of demand $165 + $100 expedite (NRS 116.4109(7)); copying not to exceed 25¢ per page (first 10 pages), then 10¢ per page. Required contents at NRS 116.41095 (declaration, bylaws, rules, operating budget, reserve-study summary, financial statement, insurance summary, unpaid or special assessments, pending litigation, transfer fees, unit's share of common expenses). SUPER-LIEN — NRS 116.3116(2): the association's lien has priority over a first deed of trust for up to 9 months of common-expense assessments plus enforcement costs (or the Fannie / Freddie period, minimum 6 months) — among the strongest super-liens in the country, enforceable by non-judicial foreclosure (NRS 116.31162–116.31168) and capable of extinguishing a first mortgage, per SFR Investments Pool 1, LLC v. U.S. Bank (Nev. 2014) and the ensuing Bourne Valley federal-court line.
Well and septic. Nevada Division of Water Resources (well); NDEP (septic / individual sewage disposal).
Tenant-occupied. NRS Ch. 118A landlord-tenant.
Solar / recent insurance claims (CLUE) / open permits. As standard.
Manufactured / mobile home. Affidavit of conversion to real property (NRS 361.244) / affixation.
Mineral / mining rights. Nevada is a major mining state — severance and unpatented-claim concerns (NRS 123.230 itself excepts unpatented mining claims from the joinder rule).
Special assessments. Local Improvement Districts (LIDs) and Special Assessment Districts.
Waterfront / lake. Lake Tahoe (TRPA compliance / BMP certificate); Lake Mead frontage.
Construction-defect history. NRS Ch. 40 pre-litigation notice regime — active or historic claims belong in the resale package.

Prescribed-language items (substance-over-form)

NRS 113.130 / NRS 113.120: SRPD content is prescribed by Real Estate Division regulation; seller must complete — an agent may not complete the form on the seller's behalf.
NRS 113.135 / 113.140: additional soil-report copies and notice duties; disclosure of unknown defects not required.
NRS 116.4109: resale-package delivery timeline and buyer's 5-day cancellation right.
Federal lead paint verbatim Lead Warning Statement.

Local / municipal overlays

Clark County RPTT $2.55 / $500 (Las Vegas); Washoe County $2.05 / $500 (Reno).
Southern Nevada Public Land Management Act (SNPLMA) land-disposition nuances near BLM-managed parcels.
Nevada residential construction-defect ("Chapter 40," NRS Ch. 40) pre-litigation notice regime — disclosure of construction-defect claims / litigation belongs in the resale package.
Lake Tahoe TRPA BMP retrofit certificate on transfer.

Notable examples only; not exhaustive.

Post-closing obligations

Recording. Deed with the County Recorder; pay RPTT to the County Recorder on the Declaration of Value — the only transfer-tax filing among AZ, NV, NM.
Mortgage discharge. Nevada uses deeds of trust — mechanism is reconveyance (NRS 107.073 / 107.077), not satisfaction.
1099-S. Filed by the closing agent.
No state income tax — no state-level capital-gains tax on the sale.

Federal overlays (cross-reference)

Cross-reference master methodology § 8 (FIRPTA; 1099-S; federal lead paint; wire-fraud advisory; FinCEN Residential Real Estate Rule and its 2026 vacatur — see § 10).

Recent changes flagged (2023–2026)

AB 396 (2025, Ch. 365), § 9 amends NRS 116.4109 to add proof of the association's required insurance (the coverage mandated by NRS 116.3113) to the resale-package contents, effective July 1, 2026 — expanding required items from 9 to 10, in response to common-interest-community insurance cost and availability concerns. Verify against the enrolled bill before publication.
RPTT rates unchanged; RON framework stable.
FinCEN Residential Real Estate Rule (31 CFR § 1031.320). Effective March 1, 2026; vacated nationwide March 19, 2026 in Flowers Title Companies, LLC v. Bessent, No. 6:25-cv-127-JDK (E.D. Tex.); reports not currently required pending appeal.

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