Find legal forms, law schools, and legal resources
Try “residential lease” — forms for your state are shown first.
Nevada generally requires a land-sale contract—or a memorandum expressing the consideration—to be in writing and signed by the seller, but the Nevada Real Estate Division does not publish a general consumer residential purchase-agreement blank. If a Nevada real estate licensee is involved, use the brokerage’s current authorized purchase agreement and addenda. If you are buying or selling without a licensee, have a Nevada real-estate attorney prepare or review the written agreement before anyone signs. Separately, for most covered resales of residential property with one to four dwelling units, the seller must complete and serve the free official Seller’s Real Property Disclosure at least ten days before conveyance, unless a statutory exemption applies. Choose your situation:
Ask the responsible brokerage for its current authorized purchase agreement and addenda. For a covered sale, the seller—not the seller’s agent—must complete the official Seller’s Real Property Disclosure form. The seller or seller’s agent may serve the completed form on the purchaser at least ten days before conveyance. Calendar any common-interest community resale package separately.
See the licensee-assisted stepsNRED does not publish a general FSBO purchase-agreement blank. Have a Nevada real-estate attorney prepare or review the written agreement before either party signs. A covered FSBO seller still must complete and timely serve the free official Seller’s Real Property Disclosure form unless an exemption applies.
See the FSBO document stepsNRED publishes Form 547 free of charge. Under NRS 113.130, for a covered sale the seller must complete the disclosure form and the seller or seller’s agent must serve it on the purchaser at least ten days before conveyance, unless a statutory exemption applies. A seller’s agent may not complete the form for the seller. The form reports known conditions; it is not a warranty and does not replace inspections.
Open official Form 547 (PDF)PublicLegal links the free official NRED Seller’s Real Property Disclosure and does not charge for Form 547. We do not host, reproduce, or adapt copyrighted Nevada REALTOR® or local-association purchase agreements.
Nevada law and public form access checked August 2026 · Sources include NRS 111.210, 113.065, 113.100–113.150, 116.4109; NRED Form 547 (rev. 6/1/2023); NRED Form 551; EPA lead
PublicLegal provides independent self-help guidance and links to official Nevada sources. We do not sell a Nevada purchase agreement on this page or provide legal advice.
Do not assume a general free cancel-for-any-reason period after a complete, timely Seller’s Real Property Disclosure. Under NRS 113.150(1), if the seller fails to serve the completed disclosure form required by NRS 113.130, the purchaser may rescind before conveyance without penalties. Defect-based rescission can have different requirements—including a written, notarized notice within four working days in circumstances covered by NRS 113.150(2)–(3). Common-interest community resales have a separate written five-calendar-day cancellation right after receipt of the resale package under NRS 116.4109. The disclosure duties in NRS 113.130(1) cannot be waived by the purchaser; remedy rights under NRS 113.150 can be waived only in a signed, notarized writing. Put inspection, financing, appraisal, title, and other contingencies in the signed purchase agreement.
Editorial summary based on NRS 111.210 (writing requirement for land-sale contracts); NRS 113.065 (open-range disclosure); NRS 113.100–113.150 (Seller’s Real Property Disclosure for residential property of one to four dwelling units, Division form authority, service at least ten days before conveyance, nonwaivable seller duties under 113.130(1), exemptions under 113.130(2), new-defect notice, and purchaser remedies including pre-conveyance rescission for nondisclosure and limited post-conveyance treble damages); NRS 116.4109 (common-interest community resale package and five-calendar-day cancellation); Nevada Real Estate Division Form 547 (rev. 6/1/2023) and Form 551; and EPA lead materials. Confirm the current NRS text and form revision before use. PublicLegal does not sell a Nevada purchase-agreement substitute on this page.
The purchase agreement sets price, deposit, financing, inspection, title, closing, possession, default, and cancellation obligations. The Seller’s Real Property Disclosure reports known defects that materially and adversely affect value or use. The deed conveys title later at closing. Common-interest community resale packages are a separate track. None of these documents replaces the others.
NRED publishes free official disclosure forms. It does not currently list a general consumer residential purchase-agreement blank among ordinary public forms. Brokered deals use agreements the brokerage is authorized to provide. FSBO parties should use Nevada counsel for contract preparation or review.
Property type and transfer type matter. Confirm whether NRS 113.130 exemptions apply, whether the property is in a common-interest community under chapter 116, whether open-range or other special notices apply, and whether new-construction soil-report tracks apply.
The Nevada Real Estate Division’s public forms inventory emphasizes disclosures and licensing materials rather than a general consumer residential purchase-agreement blank. Obtain the current purchase agreement and addenda the responsible brokerage is authorized to use. Local board and Nevada REALTORS® contract forms are copyrighted industry materials—not official government purchase blanks. PublicLegal does not host, sell, or adapt those association forms.
Under NRS 113.130, at least ten days before covered residential property is conveyed, the seller shall complete a disclosure form regarding the property, and the seller or the seller’s agent shall serve the purchaser or the purchaser’s agent with the completed form. A seller’s agent shall not complete the disclosure form on behalf of the seller. If a new defect is discovered after service, or a disclosed defect worsens, provide written notice as soon as practicable and no later than conveyance; if the seller will not repair or replace, the purchaser may rescind or close and accept the defect without further recourse under the statute’s new-defect path.
If the property is in a common-interest community, calendar the NRS 116.4109 resale package and the purchaser’s five-calendar-day cancellation right after receipt. PublicLegal does not sell a Nevada association lookalike.
NRS 111.210 generally makes a contract for the sale or lease of land for more than one year void unless the contract—or a memorandum expressing the consideration—is in writing and subscribed by the party by whom the sale is to be made. Have a Nevada real-estate attorney prepare or review a fully executed written agreement before anyone signs. Counsel is the recommended FSBO contract path; Nevada law does not automatically require an attorney at every closing.
Selling without a licensee does not remove NRS 113.130 when the sale is covered. For residential property (land with one to four dwelling units), complete the free official Form 547 and serve it on the purchaser at least ten days before conveyance unless a statutory exemption applies. Purchasers may not waive the seller’s 113.130(1) duties as a condition of sale.
A title or escrow company may handle closing logistics but is not automatically either party’s personal lawyer. PublicLegal does not sell a Nevada purchase-agreement substitute on this page.
NRS 113.100–113.150 govern the condition disclosure for residential property—land in Nevada to which is affixed not less than one nor more than four dwelling units. A “defect” is a condition that materially affects the value or use of residential property in an adverse manner. The Real Estate Division adopts the official disclosure form format and contents under NRS 113.120. Use the current free Form 547.
Under NRS 113.130, at least ten days before covered residential property is conveyed to a purchaser, the seller shall complete the disclosure form and the seller or the seller’s agent shall serve the purchaser or the purchaser’s agent with the completed form. A seller’s agent shall not complete the form on behalf of the seller. A purchaser may not waive the requirements of subsection 1, and a seller may not require a purchaser to waive them as a condition of sale.
If, after service of the completed form but before conveyance, the seller or seller’s agent discovers a new defect not identified on the form or that a disclosed defect has become worse, the seller or agent shall inform the purchaser in writing as soon as practicable and no later than conveyance. If the seller does not agree to repair or replace the defect, the purchaser may rescind the agreement or close escrow and accept the property with the defect without further recourse.
Under NRS 113.150(1), if a seller or seller’s agent fails to serve a completed disclosure form in accordance with NRS 113.130, the purchaser may, at any time before conveyance, rescind the agreement to purchase without any penalties. Separate rules in NRS 113.150(2)–(3) address written defect notices and a rescission that must be written, notarized, and served not later than four working days after the purchaser is informed of the defect. Post-conveyance treble damages may apply in specified knowing-nondisclosure circumstances under NRS 113.150(4). A completed disclosure form is not a warranty. Buyers still must exercise reasonable care under NRS 113.140.
Important waiver distinction: the disclosure duties in NRS 113.130(1) cannot be waived by the purchaser. Remedy rights under NRS 113.150 may be waived only in a written document signed by the purchaser and notarized (NRS 113.150(6)). Do not conflate those rules.
Statutory exceptions to the ordinary Form 547 path appear in NRS 113.130(2) and include categories such as certain foreclosure and deed-of-trust sales, transfers between co-owners, transfers between spouses or close relatives within the third degree of consanguinity, the first sale of a residence constructed by a licensed contractor, qualifying temporary relocation-facilitator transfers, and certain temporary fiduciary transfers for a deceased or incapacitated person. Confirm the current statute for your facts. Federal lead disclosures still apply to most housing built before 1978.
Key points to keep straight:
Coverage, exemptions, and timing questions turn on the exact NRS text and your facts. When in doubt, ask Nevada counsel and use the current Form 547.
We do not sell a Nevada purchase-contract substitute. When you need a related PublicLegal product, these are optional and stage-specific—not replacements for the purchase agreement.
Use this as a practical sequence—not a substitute for advice on your facts.
Depending on the property and transaction, parties may also need to address:
Local practices differ across Nevada markets. Use professionals and primary sources for your address.
The purchase agreement creates the sale obligations. The deed transfers title at closing and recording. Do not treat a deed form as a substitute for the purchase contract or the Seller’s Real Property Disclosure.
This page does not claim that a Nevada attorney must personally conduct every ordinary residential closing. Title and escrow companies commonly handle Nevada residential closings. Unrepresented parties should obtain legal advice before signing the purchase agreement, especially where seller financing, title defects, estates, trusts, boundaries, or association disputes are involved.
There is no live Nevada state deeds hub on PublicLegal. Use the Nevada grant deed product as the primary closing-stage conveyance path and the quitclaim deed only for limited-purpose transfers—not as the ordinary sale default.
Independently verify wire instructions. Real-estate wire fraud is common.
That keeps this page honest: orientation and primary-source links, not a substitute for authorized brokerage forms or Nevada legal advice.
NRED’s public forms emphasize disclosures and licensing materials rather than a general consumer residential purchase agreement. It does publish the free Seller’s Real Property Disclosure Form 547. PublicLegal does not sell a Nevada association lookalike.
Under NRS 113.130, for a covered sale the completed disclosure form must be served on the purchaser at least ten days before the residential property is conveyed, unless a statutory exemption applies.
The duties in NRS 113.130(1) cannot be waived by the purchaser, and a seller may not require a waiver as a condition of sale. Separately, remedy rights under NRS 113.150 may be waived only in a signed, notarized writing.
Under NRS 113.150(1), if a seller fails to serve a completed disclosure form as required by NRS 113.130, the purchaser may rescind the purchase agreement at any time before conveyance without penalties.
No. The five-calendar-day cancellation right in NRS 116.4109 applies after a purchaser receives a common-interest community resale package. It is not a general cooling-off period for every Nevada home sale.
NRS 113.065 requires certain disclosures when selling a home or improved lot adjacent to open range. NRED publishes free Form 551 for that path. It is separate from Form 547.
This page does not claim a statewide statute requires an attorney at every ordinary residential closing. Title and escrow companies commonly handle closings. Unrepresented parties and complex deals should still use Nevada counsel for the purchase agreement.
No. The purchase agreement creates the obligation to buy and sell. Title typically transfers later by deed at closing. Use the Nevada grant deed product page—there is no live state deeds hub.
PublicLegal provides self-help forms and information. This is not legal advice. Real estate purchase and disclosure rules vary by state and transaction. Confirm requirements for your property with a qualified professional when needed.