Nevada SRPD Explained: NRS 113.130

If you are buying a resale home anywhere in Nevada, one of the most important documents you will see is the Seller's Real Property Disclosure, almost always called the SRPD. It is a state-mandated form where the seller writes down what they actually know about the condition of the house. It is not a home inspection, it is not a warranty, and it is not optional for most sellers. It is a sworn snapshot of what the people who have lived there know about the property's defects.

This guide walks Las Vegas and Nevada buyers through what the SRPD is under NRS 113.130, who has to give one (and who is exempt), how to read it, and the 5-day rescission right that protects you under NRS 113.150. None of this is legal advice, but knowing the structure of the form can save you a lot of money and a lot of arguments later.

What NRS 113.130 actually requires

Nevada Revised Statute 113.130 says that, with limited exceptions, any seller of residential property must complete and serve on the buyer a disclosure form describing the condition of the property at least 10 days before the conveyance. The form has to disclose any and all known conditions and aspects of the property which materially affect its value or use in an adverse manner.

The keyword in that sentence is known. The SRPD is a knowledge-based disclosure. The seller is not promising the house is perfect, and they are not required to hire inspectors or open up walls to find hidden problems. They are required to honestly answer what they actually know. If the seller learns about a new defect between signing the SRPD and closing, NRS 113.130 also requires them to update the disclosure in writing.

Who is exempt from giving an SRPD

NRS 113.130 carves out several common exemptions. You generally will not get a full SRPD when the sale involves:

• A foreclosure sale or trustee's sale.
• A transfer by deed in lieu of foreclosure.
• A transfer ordered by a court (probate, divorce, bankruptcy).
• A sale by a fiduciary who has never occupied the property, such as an executor, trustee, or guardian.
• A bank-owned (REO) sale or transfer between co-owners or family members in some cases.
• A new home sold by the builder.

If you are buying a foreclosure or REO, you are typically taking the property with no SRPD and very limited seller knowledge. That makes your inspection contingency dramatically more important. We cover that in detail in our Nevada inspection contingency guide.

How the Las Vegas SRPD form is organized

The form most buyers in Southern Nevada will see is the standard Nevada Real Estate Division SRPD, often referred to in Las Vegas as the "SRPD form" or by its NRED form number. It is structured as a long checklist. For each item, the seller marks "Yes" (defect), "No" (no defect known), or "N/A" (not applicable), and is asked to explain any "Yes" answer in writing.

Categories the SRPD asks about

The form covers essentially every major system of the home. Expect questions across these categories:

• Structural and foundation

  Settling, cracks, movement, prior repairs, soil expansion (a real concern in parts of the Las Vegas Valley).
• Roof

  Age, leaks, prior repairs, hail damage.
• Electrical

  Panel issues, aluminum wiring, ungrounded outlets, prior fires.
• Plumbing

  Leaks, water pressure problems, slab leaks, polybutylene piping, water heater age.
• HVAC

  Furnace and AC condition, age, refrigerant type, evaporative coolers, ductwork.
• Appliances

  Condition of any appliances that will convey with the sale.
• Water source and sewer

  Municipal water vs well, sewer vs septic, irrigation rights — critical in rural Nevada.
• Environmental hazards

  Asbestos, lead-based paint (pre-1978), radon, mold, methamphetamine contamination history, prior flooding, soil issues.
• Pests

  Termites, scorpions, rodents, prior treatments and warranties.
• Pool and spa

  Equipment, leaks, fencing, drowning prevention compliance.
• Common-interest community (HOA)

  Assessments, violations, pending litigation, reserves, transfer fees.
• Boundaries and easements

  Encroachments, shared driveways, recorded easements.

At the end, the seller signs and dates under penalty of perjury, and you sign acknowledging receipt. That receipt date is critical because it starts your rescission clock.

"Actually known" defects vs hidden defects

The SRPD only obligates the seller to tell you about what they actually know. If a slab leak is silently developing under the kitchen and the seller has no reason to suspect it, the SRPD will say "No" in good faith and the seller has not violated NRS 113.130 by failing to mention it. The remedy for hidden defects is a good home inspection, not the SRPD.

On the other hand, if the seller patched a ceiling stain three times and called a plumber twice, "No" is not a defensible answer. NRS 113.150 gives the buyer remedies when the seller knew of a defect and either failed to disclose it or actively concealed it, including potential damages. Be cautious about fresh paint in suspicious spots, new drywall patches in basements or garages, and anything that looks like a recent cosmetic cover-up of a system issue. An inspector can usually tell.

Your 5-day rescission right under NRS 113.150

This is the part most buyers do not realize they have. Under NRS 113.150, if the seller does not deliver the SRPD before you sign the purchase agreement, or if the seller delivers a corrected SRPD disclosing a new defect after you have already signed, you have the right to rescind the contract within 5 days of actually receiving the disclosure. You do this by serving written notice of rescission on the seller, and the rescission has to be made before the conveyance.

1. 1
   Day 0 — Receipt of the SRPD

   You actually receive the SRPD (or a corrected SRPD disclosing a new defect). The clock starts the day you receive it, not the day it was sent.

2. 2
   Day 1 — Read it the same day

   Do not let it sit in your inbox for a week. Cross-reference every "Yes" answer with your inspection report and flag anything material.

3. 3
   Day 1 — Document the date

   Note the date and time of receipt in writing. If your agent emails it, the email timestamp is your evidence. Save the email.

4. 4
   Days 2–4 — Investigate and decide

   Order specialist inspections, request receipts and warranty docs, and consult your agent and a Nevada-licensed attorney if the defect is serious. Weekends count.

5. 5
   Day 5 — Serve written rescission, or proceed

   If you are rescinding, serve written notice on the seller before the 5 days expire and before the conveyance. Otherwise, the rescission right lapses and you continue under your inspection contingency.

The 5-day rescission is separate from your inspection contingency and from any due-diligence period in your purchase agreement. They run in parallel, not in sequence. The exact mechanics for serving notice and the deadlines for your inspection contingency are spelled out in your contract — see our walkthrough of the GLVAR Residential Purchase Agreement for how those timelines interact in a typical Las Vegas deal.

What to do when the SRPD lists a defect

Disclosed defects are not automatically deal-breakers. They are information. Your options when something comes up on the SRPD usually look like this:

• Investigate further. A disclosed roof leak from three years ago that was repaired with a transferable warranty is very different from one that was patched with caulk last winter. Ask for receipts, permits, and warranty documents.
• Request a specialist inspection. Foundation, roof, sewer scope, pool, and HVAC specialists are often worth the extra few hundred dollars when the SRPD flags those systems.
• Negotiate a repair, credit, or price reduction. You can ask the seller to repair the item before close, give a closing-cost credit, or reduce the price. Sellers are not required to agree, but the SRPD disclosure is your leverage.
• Walk away. Either through your inspection contingency, your due-diligence period, or the NRS 113.150 rescission right if the timing fits.

What "as-is" actually changes (and what it does not)

Many Nevada listings, especially investor flips and estate sales, are marketed "as-is." Buyers often assume "as-is" means the seller is off the hook for the SRPD. That is not correct.

An "as-is" clause typically means the seller will not perform any repairs and is selling the property in its current condition. It does not waive the seller's statutory disclosure obligation under NRS 113.130, and it does not waive your rescission right under NRS 113.150. A seller who is exempt under NRS 113.130 (a true REO, a court-ordered sale, a builder selling new construction) is a different situation — they were never required to give the SRPD in the first place. But a regular owner selling "as-is" still has to fill out the SRPD honestly.

Practically, an "as-is" sale just means you should plan for a thorough inspection and a clear-eyed read of the SRPD. The form is still your single best window into what the people who lived there know about the house.

Bottom line for Nevada buyers

The SRPD is short, but it carries a lot of weight. Read it the day you get it, cross-reference every "Yes" answer with your inspection report, ask follow-up questions in writing, and know that NRS 113.150 gives you 5 days to rescind if something material shows up. Used well, the SRPD turns a stressful unknown — "what is wrong with this house?" — into a structured conversation with the seller before you are committed.

When you are ready to put together an offer that respects the SRPD timeline and your inspection rights, our Nevada offer wizard walks you through the contingencies and review periods step by step.

This is general information, not legal advice. Draft a Deal is a software service, not a law firm. Real estate transactions involve meaningful legal and financial consequences — consult a Nevada-licensed attorney or real estate broker before acting on anything you read here.