Seller's Real Property Disclosure Form (Nevada Real Estate Division Form 547, Revised 6/1/2023) — Nevada Revised Statutes Chapter 113, "Sales of Real Property" - specifically NRS 113.100 (definitions), 113.110 (conveyance/service-of-document rules), 113.120 (mandates the disclosure form's required content), 113.130 (core disclosure obligation, timing, exceptions, waiver rules), 113.135 (new-construction soil report notice to initial purchaser), 113.140 (limits: no warranty created, no duty to disclose unknown defects), and 113.150 (buyer remedies and seller penalties). Narrower, situational disclosure duties also sit in NRS 113.060 (water/sewer rates), 113.065 (open range/livestock adjacency), 113.070 (zoning/master-plan status of adjoining parcels), 113.080 (gaming enterprise district location, in counties over 700,000 population), and 113.085 (private transfer fee obligations).
Nevada is NOT a caveat emptor state for residential resale - it has one of the more robust statutory seller-disclosure regimes in the country, in effect since January 1, 1996 (NRS Chapter 113). Under NRS 113.130, a seller of residential property (land improved with 1-4 dwelling units) must personally complete - the seller's agent is expressly barred from filling it out on the seller's behalf - and serve the official Nevada Real Estate Division "Seller's Real Property Disclosure Form" (Form 547) on the buyer or buyer's agent at least 10 days before conveyance. The form uses yes/no/N/A checkboxes covering every major system (electrical, plumbing, sewer/septic, well, HVAC, roof, pool/spa, appliances) plus structural defects, unpermitted work, construction-defect claims, soil/foundation/drainage/flood-zone issues, open-range adjacency, environmental hazards (asbestos, radon, meth contamination), mold/fungus, shared features, HOA/common-interest-community status and assessments, water quality/source, lead-based paint (if built on or before 12/31/1977), solar panels, conservation easements, and private transfer fee obligations - any "yes" must be explained in writing. If a new defect is discovered or a known one worsens after the form is served but before closing, the seller must supplement the disclosure in writing before conveyance (NRS 113.130(1)(b)). The disclosure is a factual statement, not a warranty (NRS 113.140(2)), and sellers only need disclose defects they actually know about (NRS 113.140(1)) - buyers retain a duty of reasonable care and are advised to get independent inspections. The last substantive amendment to NRS 113.130 was in 2021 (expanding the definition of "seller" to include certain clients under NRS 645H and referencing "service reports" for exempt trustee/asset-manager sales); the official form itself was last revised 6/1/2023. No further Chapter 113 amendments were identified from the 2025 Nevada legislative session (83rd session) as of this research, so the law is stable heading into 2026.
The core disclosure statute (NRS 113.130) was last substantively amended in 2021, broadening the definition of "seller" to include certain "clients" as defined in NRS 645H.060 and adding references to "service reports" (NRS 645H.150) for exempted trustee/asset-management-company sales following foreclosure. The official Seller's Real Property Disclosure Form (Form 547) was last revised June 1, 2023, and remains the current version referenced by the Nevada Real Estate Division as of mid-2026. A search for 2025 Nevada legislative session (83rd session) bills amending NRS Chapter 113 did not surface any enacted changes to the seller disclosure framework, so practitioners should treat the 2021/2023 text as the current governing law, while confirming against red.nv.gov before closing given how easily minor administrative form revisions can occur.
Facts on this page reflect research current as of 2026-07-05. Programs, rates, and laws change — confirm current figures with the relevant state agency before relying on them.